State Specific Question About: ARIZONA (AZ)

Told the tenant of 17 years I had a New Washer for her as hers stopped working.

She said she had a truck and a friend who would pick it up from my house at 6 pm or after. She never came and never called me.

She text and said she went to a funeral, and the next day she said she was working. Never even let me know she wasn't coming so I told her 2 buy her own washer. Nope, it isn't in the m-2-m lease (agreement)

I'm not saying that to be rude, I should've added this to my first response.

Have been doing this since 1990...

I think sometimes though I am disappointed in human nature.

Other times things are Perfect...

Well, you cartainly cant have hope in your tenants. Doing this since 1990, you should know well enough, by now, that it's all on you. To do things yourself or to make them do it.

What's your lease say? Your responsibility or theirs?

They shouldn't be coming to your personal residence for any reason whatsoever, at any time.

Texting her "thanks" for not letting you know is petty feather ruffling. Not worth it, not professional.

If you are responsible for the appliance replacement, then the funeral and her working has nothing to do with it. Get the appliance and give her a window of time and that's the end of it.

If it's on her to replace, then that's the end of it.

It doesn't require a full on conversation with them either.

They really can be like dealing with children.

I wouldn't have let her know you were irritated. Just give her a deadline to get it.

Are you responsible for the washer? If so, get it delivered and installed. Don't have tenants visit your home. Raise her rent to market rate. Don't send petty texts, they don't help the situation.

I’ll double down on N.E.s advice to sell. If the trivial annoyance of a tenant ot picking up a washer bends you around the axle, you need to sell for your health’s sake.

1. Raise rent to market

2. Make tenant responsible for utility bills at SFHs.

17 YEARS WITH ONLY ONE RENT INCREASE? !!! (And yes, I am yelling!) You MUST raise the rent every year. You would find your tenants much less annoying, and they would treat you with more respect, if you were actually making some money off of your properties. They are treating you without respect, because you are not respecting your business.

I have the exact words that will knock this tenant off her feet--

since you said state spicific and I'm from GA sorry-- I'm outta state.

Another fine example of Self-Inflicted LL Drama.

Whoops, made a mistake - this isn't state specific.

Thanks 4 all the advice.

Yes, I should know how tenants act, but most of the ones I have are really good, and I guess I expect more than I get.

And yes, rents will be raised from now on.

Probably why no one ever moves !!!

Everyone is going 2 get a rent raise !!

I have been too easy ...

if u spoke 2 me like that id ignore u 2.

You and u; 4 and for; 2, to and too; are simply not interchangeable in professional communications.

Quit micturating around and raise the rent.

This happens so often and I used to do it too - I'd give the res a break or a nice favor and still get blasted online or in court.

NEVER expect a return favor, goodwill, or a thank you. We are in business to SERVE and be well paid for it IF we do it correctly.

Residents see us no differently than we see (or look right past) the cashier at WalMart. Thye take care of our need at the time and we move on. Same with residents.

Always being nice while we stick to the program.

Why didn't you just have it delivered and installed by the store? I prefer to do that less stress. Can't you just make an appointment for delivery and give her advance notice and go in to hook it up. Whether it's you personally doing it or meeting with the delivery guy and watching them do it. Or making an appointment with delivery guy on her day off work to receive it?

Tenants are unreliable. They don't consider your time. I'd give her notice like you would for a repair and bring it over and be done. Well if you have it in your contract to provide or you Still want to do so.

In our state it's a 24 hours notice. Then I am my work man are in out and on to something else.

I agree keep it professional. Plus everything you write they store for future reference if you go to court to make you look like a slumlord when they twist it around.

Raise the rent to fair market price. Or slightly under if you.want to be lower than everyone else to get faster tenants.

However, you may get a move out. Which can be a good thing as if you are paying water too then you aren't making much money.

I'd factor in cost of water in the new rent. Or put in new contract.

I'm sure you are due for a new one with nee rules like cap on water anything higher than xyz both houses split the cost or just both houses split it and pay you directly.

Here all water bills have to be in landlord name. Some tenants consume slot.

I factor it into the rent but have a cap if what it should be above that normal usage they pay for the difference directly to me.

Waste of water pay or move.

Amazing how water bills will go down if they are paying for it.

The problem of each tenant paying the water bill is that they would probably argue...one house is a small guest house and the other house on property is a big 2 bedroom.

The water bill is in my name as required by law. I checked out separate meters, it is too expensive.

Couple of ideas

Charge percentage by # of people in the house or by square footage. Those who have any kind of pool or water grass more percentage.

The lady across from one of my property split the cost of utilities between them all since everyon is on same meters.

Make a plan and remember who is the boss. Follow it or move. Put it in writing on the rental agreement. Whatever formula you use. Put it in an addendum. Make sure they signed where they read and there for agree by having residence there.

Joanie,

Here in Pa we have inflation. I am not sure if you have it in Az or you are simply refusing to acknowledging it exist. Perhaps you might want to look at the rent increase plan you have in place.

I am going to raise rent the beginning of next year and include the use of the water in it.

I am going to figure out why this one rental is more than another after I see what water bill is without the washer.

After that, I will know what is going on with the one rental where water is much higher than others with same amount of people in it.

Thank you all for you input.