Enforce lease.How
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Enforce lease.How (by CJ [MO]) Jan 5, 2018 2:04 PM
       Enforce lease.How (by David [MI]) Jan 5, 2018 2:09 PM
       Enforce lease.How (by S i d [MO]) Jan 5, 2018 2:19 PM
       Enforce lease.How (by CJ [MO]) Jan 5, 2018 2:20 PM
       Enforce lease.How (by CJ [MO]) Jan 5, 2018 3:25 PM
       Enforce lease.How (by Lynda [TX]) Jan 5, 2018 3:48 PM
       Enforce lease.How (by David [NC]) Jan 5, 2018 4:26 PM
       Enforce lease.How (by plenty [MO]) Jan 5, 2018 4:43 PM
       Enforce lease.How (by Steve [MA]) Jan 5, 2018 4:50 PM
       Enforce lease.How (by plenty [MO]) Jan 5, 2018 4:52 PM
       Enforce lease.How (by Tom [FL]) Jan 5, 2018 5:05 PM
       Enforce lease.How (by Tom [FL]) Jan 5, 2018 5:05 PM
       Enforce lease.How (by Tom [FL]) Jan 5, 2018 5:05 PM
       Enforce lease.How (by Tom [FL]) Jan 5, 2018 5:06 PM
       Enforce lease.How (by CJ [MO]) Jan 5, 2018 5:16 PM
       Enforce lease.How (by David [FL]) Jan 5, 2018 6:38 PM
       Enforce lease.How (by plenty [MO]) Jan 5, 2018 6:42 PM
       Enforce lease.How (by Vee [OH]) Jan 5, 2018 7:15 PM
       Enforce lease.How (by Tom [FL]) Jan 5, 2018 7:35 PM
       Enforce lease.How (by Robert J [CA]) Jan 5, 2018 8:24 PM
       Enforce lease.How (by CJ [MO]) Jan 6, 2018 7:48 AM
       Enforce lease.How (by CJ [MO]) Jan 6, 2018 8:24 AM
       Enforce lease.How (by CJ [MO]) Jan 6, 2018 9:30 AM
       Enforce lease.How (by Salernitana [CA]) Jan 6, 2018 1:45 PM
       Enforce lease.How (by NC INVESTOR [NC]) Jan 7, 2018 11:26 AM

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Enforce lease.How (by CJ [MO]) Posted on: Jan 5, 2018 2:04 PM
Message:

It is hard to enforce lease rule. I want to raise rent and give discount for 1.not change lock. 2, not bring pet in. 3. Not bring extra people. 4. Not cause landlord problem.

--97.91.xxx.xxx




Enforce lease.How (by David [MI]) Posted on: Jan 5, 2018 2:09 PM
Message:

screen better . Seems you are trying the barn door after the horse is gone --50.4.xxx.x




Enforce lease.How (by S i d [MO]) Posted on: Jan 5, 2018 2:19 PM
Message:

I agree with David. The kinds of problems you're describing would be better handled by extra thorough screening.

I know you've posted quite a few bad scenarios in the past. I'm curious, as a percentage, how many of your tenants are giving you problems: 25%, 50%, all of them? Even with very good screening, a bad one slips in once in a while. I generally have very cooperative tenants who respect the property and pay on time...only about 10% have trouble from time to time, and less than 5% cause chronic problems like you describe. The ones who cause trouble more than 3 times get non-renewal notices or evicted.

Get inside your units at least once every 3-4 months. Find the changed locks, find the extra people, find the unapproved pets. All of these things usually show up with an inspection. Your lease should specify what happens if you find these problems: I charge $300 for an unauthorized pets, $150 per month for unapproved roommates retroactive to the start of the lease, $75 to re-key lock sets if they break them or change them.

If they refuse to pay the charges, I evict them.

--173.19.xx.xxx




Enforce lease.How (by CJ [MO]) Posted on: Jan 5, 2018 2:20 PM
Message:

David, Very hard to get perfect tenant in lower neighborhood. We have all different neighborhood. Also some bad tenants try to control me. It is not going to be perfect even I made some progress every year. --97.91.xxx.xxx




Enforce lease.How (by CJ [MO]) Posted on: Jan 5, 2018 3:25 PM
Message:

Add " NO deny landlord access with 24 notice" --97.91.xxx.xxx




Enforce lease.How (by Lynda [TX]) Posted on: Jan 5, 2018 3:48 PM
Message:

CJ, You are still having too many of these problems. Several things are probably happening:

1) You are renting to people you shd not rent to. You are getting responses from the lowest/worst group of tenants, and you are choosing the best one of those. The best of a bad group is still bad. LLs here tell you you must screen better but they don't tell you how to do it. After you do all your regular screening (whatever that is) you shd GO to visit the applicant you think is the best one--at their CURRENT location. That will give you a lot more info on them. You will see how well(or dirty) they keep the property, you see the size of the family, you will see if they have pets. Does their place smell? Do they look like hoarders w/lots of clutter. Do they yell at each other-parents to kids, people to pets? Do these people seem to you like people who follow the rules or flaunt them? This is all info you need to get BEFORE you rent to them.

2) Once they are in and are giving you trouble, you are afraid to enforce your lease, you are afraid to take them to court, you are afraid to evict them. You would rather talk them into behaving so you don't have to go thru all that. Or you are afraid they will damage your property before you get them out. But each DELAY while you listen to them and give them more chances, teaches them they can get away with more/worse. It teaches them they can DISRESPECT you.

3) You are looking for tenants in the wrong places, so no wonder you are not getting the right ones. You shd advertise for tenants where the people you WANT to be your tenants WORK. That means advertising to the personnel departments of commercial businesses, school systems, city/townships, factories, etc. That way all the rif-raf that you are dealing with don't see your advertising. The only people who see it are people who work at well paying jobs. In order to earn and keep jobs like these, people need to be disciplined and courteous to others. They are already used to following rules and talking respectfully to bosses. They are make a better class of tenants.

4) Another place to advertise is locations that your wanted tenants frequent. For my C-class properties I put my fliers up at 'Tiger-Mart' type locations at gas stations, laundromats, dollar stores, automotive parts shops, etc.

Maybe not all of these things are happening, but some of them are. SO, vet your applicants better by seeing how they live, advertise where your wanted tenants work or frequent, and start the eviction process after one warning! When they see you are really serious-you will get respect, and with respect you will get compliance.

It is only your business if *YOU* run it. Otherwise the tenants are running you. I know this because I used to BE you. 17 years ago I was dealing with all this. This is how I changed. You can too. --108.87.xx.xxx




Enforce lease.How (by David [NC]) Posted on: Jan 5, 2018 4:26 PM
Message:

Sorry for thread drift but how does the tenant deny you entry? I post a 24 hour notice several days in advance and say on or about 10 am on Friday the 12th the property manager will conduct a quarterly inspection. IF they are home I say "hi, lets test the fire alarms and change the air filter". If they aren't home I do my inspection, leave a note that says I was there and what I did. I am not sure how I would react if they said I can't come in. I gave proper notice, they must comply. What am I missing? --65.188.xxx.xxx




Enforce lease.How (by plenty [MO]) Posted on: Jan 5, 2018 4:43 PM
Message:

What zip codes are your properties located? --66.87.xx.xx




Enforce lease.How (by Steve [MA]) Posted on: Jan 5, 2018 4:50 PM
Message:

CJ, when I first started reading your posts, I thought good Lord why is this woman in the rental business. During the course of your postings, I've noticed that you don't seem to get too upset when your fellow LLs criticize the way you handle things. IMO very few LLs would be willing to put their troubles out there for all to comment on. Most of us have made similar mistakes & hopefully used them as learning experience to improve the way we run our businesses.

Now I think you must be a strong woman to continue in the rental business. I applaud you for trying to learn to be a better more successful LandLady.

--72.93.xxx.xxx




Enforce lease.How (by plenty [MO]) Posted on: Jan 5, 2018 4:52 PM
Message:

Would mylandlordhelper be a service you would benefit from? --66.87.xx.xx




Enforce lease.How (by Tom [FL]) Posted on: Jan 5, 2018 5:05 PM
Message:

CJ of MO, So you have a property in a class C or D neighborhood.

HOWEVER, you are being trained by the tenant. You need to train the tenant. It sounds like you got a few professional deadbeat tenants.

NOW what do you do?

You posted a 24 hours notice to access due to cold weather or what ever the reason and you get there and they will not let you in to inspect the unit. Have eviction ready to post when they don't let you in. Post the eviction notice, 30 days to vacate for breach of lease. Noon of February 4th I will be here to do a final inspection with you.

If they changed the locks when you get there after 24 hour access. POST the eviction notice. Breach of lease 30 day notice will be here on February 4th for final inspection.

Unauthorized pet - Post the 30 day EVICTION notice Breach of lease.

Extra people, 100 dollar per extra person when they pay the rent reduce the rent for the extra person and post a Breach of lease and late charge for non payment of rent balance due immediately, 3 days to cure or vacate the premises.

Are you afraid to post the notice fear of vacancies?

Are you afraid to post the notice for fear of tenant being upset with you?

The only person you have to fear is yourself, NOW get out of your own way and start managing your units.

YEP they are class C's however you may have a revolving door of tenants or you may have to manage them more than you are...

If they break lease rule # 40 wrong color of curtains or a sheet for window coverings, post the 30 day eviction notice.

Take a look at your screening process. Did you check everything about this prospect? Did you not check something??? Because you are in a C class neighborhood you do not have to take the first tenant that walks thru the door with a fist full of money and a J.O.B.

If you still are having issues then make repairs once vacant. Place the units on the market and take your money 1031 exchange it to a class A or B neighborhood.

Before tenant moved in was the ceiling and walls freshly painted? Carpets are not worn? IF so replace with hard surface Click vinyl Floors? Does the lino look worn torn or nasty from the 1800's replace them. If the place looks dumpy what do you expect to get tenant wise class c or Class DUMPY??

YOU own the units not the tenants. YOU are the landlord not the tenants. The only thing the tenants owns a piece of paper (lease) YOU own the unit.

Go flush your FEARS and become the professional deadbeat tenants worst nightmare. Post every eviction, breach that pertains to that unit on the front and back doors. YOU may have 4 notices hanging on the doors. POST the NOTICES and walk away do not talk to the tenants your communication is via notices and possible eviction court. On all the notices they have 30 days to vacate.

AND FOR THE worst offenders. POST a for rent sign in the front yard after you post the eviction notice.

--99.56.xx.xx




Enforce lease.How (by Tom [FL]) Posted on: Jan 5, 2018 5:05 PM
Message:

CJ of MO, So you have a property in a class C or D neighborhood.

HOWEVER, you are being trained by the tenant. You need to train the tenant. It sounds like you got a few professional deadbeat tenants.

NOW what do you do?

You posted a 24 hours notice to access due to cold weather or what ever the reason and you get there and they will not let you in to inspect the unit. Have eviction ready to post when they don't let you in. Post the eviction notice, 30 days to vacate for breach of lease. Noon of February 4th I will be here to do a final inspection with you.

If they changed the locks when you get there after 24 hour access. POST the eviction notice. Breach of lease 30 day notice will be here on February 4th for final inspection.

Unauthorized pet - Post the 30 day EVICTION notice Breach of lease.

Extra people, 100 dollar per extra person when they pay the rent reduce the rent for the extra person and post a Breach of lease and late charge for non payment of rent balance due immediately, 3 days to cure or vacate the premises.

Are you afraid to post the notice fear of vacancies?

Are you afraid to post the notice for fear of tenant being upset with you?

The only person you have to fear is yourself, NOW get out of your own way and start managing your units.

YEP they are class C's however you may have a revolving door of tenants or you may have to manage them more than you are...

If they break lease rule # 40 wrong color of curtains or a sheet for window coverings, post the 30 day eviction notice.

Take a look at your screening process. Did you check everything about this prospect? Did you not check something??? Because you are in a C class neighborhood you do not have to take the first tenant that walks thru the door with a fist full of money and a J.O.B.

If you still are having issues then make repairs once vacant. Place the units on the market and take your money 1031 exchange it to a class A or B neighborhood.

Before tenant moved in was the ceiling and walls freshly painted? Carpets are not worn? IF so replace with hard surface Click vinyl Floors? Does the lino look worn torn or nasty from the 1800's replace them. If the place looks dumpy what do you expect to get tenant wise class c or Class DUMPY??

YOU own the units not the tenants. YOU are the landlord not the tenants. The only thing the tenants owns a piece of paper (lease) YOU own the unit.

Go flush your FEARS and become the professional deadbeat tenants worst nightmare. Post every eviction, breach that pertains to that unit on the front and back doors. YOU may have 4 notices hanging on the doors. POST the NOTICES and walk away do not talk to the tenants your communication is via notices and possible eviction court. On all the notices they have 30 days to vacate.

AND FOR THE worst offenders. POST a for rent sign in the front yard after you post the eviction notice.

--99.56.xx.xx




Enforce lease.How (by Tom [FL]) Posted on: Jan 5, 2018 5:05 PM
Message:

CJ of MO, So you have a property in a class C or D neighborhood.

HOWEVER, you are being trained by the tenant. You need to train the tenant. It sounds like you got a few professional deadbeat tenants.

NOW what do you do?

You posted a 24 hours notice to access due to cold weather or what ever the reason and you get there and they will not let you in to inspect the unit. Have eviction ready to post when they don't let you in. Post the eviction notice, 30 days to vacate for breach of lease. Noon of February 4th I will be here to do a final inspection with you.

If they changed the locks when you get there after 24 hour access. POST the eviction notice. Breach of lease 30 day notice will be here on February 4th for final inspection.

Unauthorized pet - Post the 30 day EVICTION notice Breach of lease.

Extra people, 100 dollar per extra person when they pay the rent reduce the rent for the extra person and post a Breach of lease and late charge for non payment of rent balance due immediately, 3 days to cure or vacate the premises.

Are you afraid to post the notice fear of vacancies?

Are you afraid to post the notice for fear of tenant being upset with you?

The only person you have to fear is yourself, NOW get out of your own way and start managing your units.

YEP they are class C's however you may have a revolving door of tenants or you may have to manage them more than you are...

If they break lease rule # 40 wrong color of curtains or a sheet for window coverings, post the 30 day eviction notice.

Take a look at your screening process. Did you check everything about this prospect? Did you not check something??? Because you are in a C class neighborhood you do not have to take the first tenant that walks thru the door with a fist full of money and a J.O.B.

If you still are having issues then make repairs once vacant. Place the units on the market and take your money 1031 exchange it to a class A or B neighborhood.

Before tenant moved in was the ceiling and walls freshly painted? Carpets are not worn? IF so replace with hard surface Click vinyl Floors? Does the lino look worn torn or nasty from the 1800's replace them. If the place looks dumpy what do you expect to get tenant wise class c or Class DUMPY??

YOU own the units not the tenants. YOU are the landlord not the tenants. The only thing the tenants owns a piece of paper (lease) YOU own the unit.

Go flush your FEARS and become the professional deadbeat tenants worst nightmare. Post every eviction, breach that pertains to that unit on the front and back doors. YOU may have 4 notices hanging on the doors. POST the NOTICES and walk away do not talk to the tenants your communication is via notices and possible eviction court. On all the notices they have 30 days to vacate.

AND FOR THE worst offenders. POST a for rent sign in the front yard after you post the eviction notice.

--99.56.xx.xx




Enforce lease.How (by Tom [FL]) Posted on: Jan 5, 2018 5:06 PM
Message:

OOPPPSS Sorry for the multiple clicks. --99.56.xx.xx




Enforce lease.How (by CJ [MO]) Posted on: Jan 5, 2018 5:16 PM
Message:

Thanks. I know the problem is me not strong. When I become strong, they do it. But it is just too stressful to argue with them.

Three days prior to Holiday, I found three dogs, they all have excuses, but I insisted and two dogs gone, and one paid huge amount. I was surprised.

Today I give notice to enter to multifamily, One tenant always deny when he can not be home. I told him to move to a place where he can deny landlord access. Then he agreed he will be home for us to enter.

They all think they can take advantage of me. The tenant getting a dog without permission even was so glad I am afraid of dog and tells everyone. --97.91.xxx.xxx




Enforce lease.How (by David [FL]) Posted on: Jan 5, 2018 6:38 PM
Message:

CJ there used to be a poster here who had two rules of landlording. You need to learn them.

1. The landlord is in charge.

2. The tenant is not!

Many regards to Aldo Wi for those words of wisdom. --174.228.x.xx




Enforce lease.How (by plenty [MO]) Posted on: Jan 5, 2018 6:42 PM
Message:

You are not the problem. People now a days just do whatever they want, until they are held or challenged to do different. It's not about you, it's about them. And the frustration is that you have to police them as they are not adults or respectful of the agreement. --66.87.xx.xx




Enforce lease.How (by Vee [OH]) Posted on: Jan 5, 2018 7:15 PM
Message:

When there is a animal present in a no pet place you add the registration fee to the next rent cycle and ask they also provide photo vet records, even if they say it will be gone you will collect the fee and when rent is short you proceed to evict - this is very basic landlord 101. --76.188.xxx.xx




Enforce lease.How (by Tom [FL]) Posted on: Jan 5, 2018 7:35 PM
Message:

CJ of MO, Don't get into an argument with them, Just post the notice and walk away. The eviction notice, late charge notice, pet notice, whatever the posted notice does the talking for you. YES if you go face to face you will hear a lot of whining and blah blahs from the tenant. Don't put yourself in that position. The posted notice will get their attention load and clear, if they ignore the posted notice the 30 days to eviction may get their attention, if they ignore that, the court order will get their attention, if they ignore that the sheriff will remove them. The bottom line is your are the landlord and you are in control the tenant is NOT!!!

Happy Landlording!!!

IF your lease does not permit pets then evict them for having pets. IF not then ad the pet fee and the extra pet rent, and require vet records and IF the breed of dog is on the insurance top 10 not permitted breed. EVICT IMMEDIATELY!!! Call you insurance carrier ask him or her the top 10 bad breeds according to the insurance industry. --99.56.xx.xx




Enforce lease.How (by Robert J [CA]) Posted on: Jan 5, 2018 8:24 PM
Message:

In "C" grade areas of Los Angeles, rents for 1 bedroom apartments range from $1200 to $1600 per month. So I advertise for example $1,400 per month. However if rent is received on or before the 1st of the month and the tenant has not violated any clause's of the lease, the tenant will get a $100 refund credited towards last month's rent. Monthly accounting's sent via e-mail to tenants.

One way I keep my tenants in line.....following the lease provisions. --47.156.xx.xx




Enforce lease.How (by CJ [MO]) Posted on: Jan 6, 2018 7:48 AM
Message:

I want to do what Robert does. --97.91.xxx.xxx




Enforce lease.How (by CJ [MO]) Posted on: Jan 6, 2018 8:24 AM
Message:

I just want to do something better each year. Some tenants thinks I am weak and easy to control, But I worked very hard. It is getting better every year. I want less and less stress each year. --97.91.xxx.xxx




Enforce lease.How (by CJ [MO]) Posted on: Jan 6, 2018 9:30 AM
Message:

I am thinking $15 to $30 discount if ACH so I have control.

--97.91.xxx.xxx




Enforce lease.How (by Salernitana [CA]) Posted on: Jan 6, 2018 1:45 PM
Message:

I feel that giving options or an option for a discount might leave you open to a certain type of relationship with the tenant. Anyway I understand that you might want to reward the tenants for good behavior or give an incentive to teach or educate them. You could try it out and see if it works. Personally, some tenants seem to be untrainable and would not make an effort to follow even simple rules. That's just the way they are.

As long as you're improving your business by screening for better tenants, that's what counts. Nevertheless, no matter how bullet-proof your lease is, a certain amount of landlord work is always necessary, and you'll need strength, courage, wisdom, smarts, and experience to pull you through.

Best of luck and please share what happens if you need support. --71.202.xx.xxx




Enforce lease.How (by NC INVESTOR [NC]) Posted on: Jan 7, 2018 11:26 AM
Message:

There is no reason to offer a discount for ACH. Just pick a company and advise them that going forward this is how they will be invoiced and how they will pay the invoice.

My tenants love paying electronically. It saves them time and effort and there is never any dispute on when they sent it and when I received it.

If you don't want to go through a pay master use Zelle. It's a payment option that all major banks and many credit unions offer. They can send money through their smartphone to any email or mobile number. The money is deposited directly into the recipients checking account within minutes. No cost for them to send it and no cost for you to receive.

Discounting isn't going to achieve your goals. I personally do not believe in discounting. My philosophy is simple. I offer properties in excellent condition at reasonable rates and respond promptly to repair requests.

In exchange I expect them to pay on time and take care of the property. If that isn't sufficient for them they can leave.

Besides screening better you need a strong lease and you need to strictly enforce it. The first 3 items you want should be covered in your lease. The 4th...not causing the LL problems is entirely up to you and how YOU decide to deal with them. You can choose to either control your business or let your tenants control you.

--71.75.xx.xx



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