State Specific Question About: ILLINOIS (IL)

As a new landlord, I am getting concerned about my new tenants. When I initially started looking for tenants, I received great advice from this site on holding out for the tenant with good credit. I found the good credit tenants - but everymonth there is a problem. The first month they moved in - the hall carpet smelled - so I replaced it. The second month - they saw a roach - so I hired an extermination company. The third month - they experienced a bounce in the floating laminate floors - so I hired someone to replace the floors. This month - they saw a little mold in the shower - so I will hire a plumbmer to take a look.

Before I rented the unit - it was gutted, new plumbing, new electrical, new appliances - almost everything I could think of to make it comfortable.

Are the request typical, are the tenants out to get me or am I just a potiential slum lord?

The problem is that they are running the show -- and you've already taught them, in just three quick months, that if they complain about anything, YOU will jump immediately.

Here's what I think you should have done in each situation:

1. Hall Carpet smelled.

You just said that you gutted the place before they moved in -- how can carpet smell that fast? Or do you not really mean gutted and the carpet was old? This one, depending on the situation, I MAY have replaced (i.e. if I redid the whole place and left old carpet -- then I'd likely replace it too if it smelled).

2. Saw a roach.

Again, if you gutted the place -- and it was empty -- then the roach probably came in with a cardboard box with THEM. What does your lease say about this sort of thing? Granted, you don't want to leave a pest problem -- but at least push on them a little to let them know that the place was gutted and empty and, therefore, it likely came in in THEIR stuff.

3. Bounce in floor.

So what? Floating laminate floors that didn't go over a perfect surface sometimes do that. Unless this is a very high-end rental, I would just tell them that the floor does that probably. Unless we are really talking about more than a "little bounce" or something.

4. Mildew in bathroom.

Ok, seriously? These people have been in there for 3-4 months and are now seeing a little mildew in the SHOWER? Hello? That's called: CLEAN WITH WATER AND BLEACH, PEOPLE! Mildew in a shower is them not cleaning enough. Period. Why do you need a plumber to look at mildew in a shower? What do you expect him to find?

If the bathroom doesn't have a ceiling fan, then I'll grant you that you should probably put one in, sure. But, in general, mildew in bathrooms -- AFTER FOUR MONTHS that wasn't there before -- is simply caused by lack of cleaning by the tenant in most cases.

In any case, no, you are not a potential slum lord. And, no, the tenants probably aren't even "out to get you." They're simply learning that you will jump at anything they complain about and, therefore, will continue to complain about everything.

It could be a string of bad luck -- some of those things you may have to do something about, yes. But there are a lot of variables involved there -- so make sure your tenants are aware of what THEY may be causing and may need to correct. Or what they may need to live with (i.e. the floor) depending on how bad it really is.

- John...

Thanks John,

You are absolutly correct - I jump for fear of being sued and my property being taken away from me.

I completely gutted - including new laminate floors and new carpeting in the bedrooms. The carpet that they were referring too was the hall carpet. It rained and the floor mats "that are carpeted" got wet and had a wet smell - so I replaced it for $90.00.

There is also the "happy clause" If the problems keep coming, and they are ridiculous, you can say to them. Folks, It seems to me that there are things here that are making you unhappy and if you need us to, we can let you out of your lease. I learned that on here and it works great. They usually quiet down after that. Don't use that on a real issue though.

My lease says that tenants are responsible for pests. We have a company locally called "Do it yourself pest control". They give you everything you need to DIY. It's very cheap, and all you need is a sprayer.

I also have a written clause, which I explain verbally I will likely not enforce, that tenant is responsible for $50 of each repair.

After reading your post, it reminded me of the days when I was an inexperienced LL and would jump at every tenant request. I do not do that anymore. Experience in working with a variety of tenants, good and bad, is by far the best teacher.

Just chill out,..learn the Happy Clause and when you to use this powerful pyschological tool.

I had some similar little things come up when I rented to a recent tenant. Yes, she was going overboard, but on the plus side she pays her rent on time and keeps the place in great shape. So I usually compromise. For instance one day she called to tell me I had a "serious ant problem" shortly after she moved in. When I showed up - a few days later (which I think sends a subtle signal that I'll respond if appropriate, but not in a rush if it's not an emergency) - there were indeed some ants walking around the exterior door. She also mentioned "lots of spiders." So I drove two miles to the local hardware store and bought a $3 can of bug spray and sprayed the door jamb and handed her the can. I also reminded her that the unit was very close to a lake...with lake views!...which means little bugs are nearby. And with little bugs come...surprise!...spiders! She now deals with it and is fine.

I also had the slightly bulging laminate floor issue. It swelled up during the humid summer months. I asked the tenants if it was a big deal to them, and they said not really. So I told them to leave it alone and it would likely go down in fall; haven't heard a word about it since.

Personally I think it's ok to check out these little issues - it shows you care. But then when you show up and find it's something relatively silly (personally I don't think a roach is silly) you need to be friendly and firm enough to remind them what's your responsibility and what's theirs.

Interesting... my tenants of 4 months are also complaining about mildew around a tub that was recently freshly caulked. Fortunately, we've owned the property for years, and never had a mildew problem until they arrived. So I calmly told them to wipe off the ledges where water can sit, and to use a bleach solution to keep the mildew from spreading. They wanted the caulk replaced - but I knew that it would be mildewy again soon enough, and declined. I plan to take the cost of recaulking out of their security deposit once they move on.

I've been at this LL stuff for 12 years, but have only really gotten a handle on how to handle tenant complaints from reading all of the advice here on this board. The best piece of advice is to use your eyes and ears, let them talk, and be friendly in a businesslike way, and be polite. Make no promises right away, except in emergency situations. Then get back to them with your anwer - this gives you time to think and consult others here.

I say they complain about the water taste next.

You have done a thorough job so at this point not much more can go wrong. I would say you will be fine and don't worry about being sued.

If you have an opportunity, visit other rentals and get a feel for what is out there. You will find that yours is far above the others. It will give you a solid foundation so to better determine if the complaints are valid or overblown.