I have a section 8 tenant that has been in my property going on 9 years. Recently she has informed me that she will be leaving when her lease is up in July. Section 8 makes her pay a portion of the rent which she always pays on time, but recently she has asked me if I wouldn't mind doing some upgrades to the property and she might consider renewing after July. I have already planned on doing some upgrades when she vacates the property but now I am thinking of doing them while she is still my tenant and possibly keep the tenant there without any vacant months. My concern is that this is my weakest tenant who dose not always keep up with the yard or has taken the best care of my property. So should I upgrade the property and possibly keep her with out and vacant months and hope she takes care of everything, or let her walk away and upgrade for a new tenant. Thanks --64.201.xxx.xx

I generally don't allow folks to retract notice once it's given. They need to make up their mind if staying or leaving. --172.56.xx.xxx

You may as well get the upgrades done while the unit is occupied. --68.60.xxx.xx

Your lowest quality tenant and rent is probably low,rents have exploded over the last few years,I would let het go do the rehab and rerent at a higher rent without govt involvement or sell --72.231.xxx.xxx

I like to keep folks because it takes a long time to make the money back that disappears with an empty unit. If she is open to letting work happen while living there and paying, I would take her up on that. IF she starts complaining because of the disruption and refuses to pay the rent that month, where does that put you? I don't have any Sec. 8 so I don't know what their rules are about working on a unit while the tenant is present. --73.33.xxx.xxx

--73.230.xx.xx

No upgrade is going to keep her if she really decides to move. Let her move, moly mom would say she never wanted renters to stay that long. To keep the property up she needs it vacant for top to bottom refurbishment. You'll get new people, perhaps section8 and you'll offer a better house for more money. You'll also have keep up maintenance and improvements for appreciation. Ask her some questions about these upgrades... Maybe she would stay for a ceiling fan in each bedroom and you are thinking new kitchen! --66.87.xx.xx

Make her put her notice in writing and make her stick to it. Fix the place up after she is out. It's easier to rent with "brand new whatever" than it is to rent after your whatever upgrades have been used for a year and a half by someone who doesn't take very good care of property. --174.216.x.xxx

If you really want her out at end of lease, send her notice that her last day is whatever end of lease is. Will not be renewing per her request. S8 requires 60 day notice. No doubt FMR is above what they are paying you now. Even appliance payment is up here. It takes at least two months to move once they find a place here since our PHA is so slow to do inspections on new places, and if it doesn't pass she may have to look for a second new place or even a third. Can really drag this out. --71.30.xx.xxx

I HATE working on units with residents in place. --24.34.xx.xxx

Keep the exit time on schedule, the tenant may easily bluff you - if you want to upgrade wait till the last week then you will know the reality of this I might move out story. I hear the I want to move 13 months a year, mostly during discussions of dogs and moving in family. --76.188.xxx.xx

No way would I do work while she is living there. Too many opportunities to complain, whine, claim some sort of injury, claim unable to live there etc... You said it yourself. She is a weak tenant with keeping up the condition of the unit. Why would you invest in that type of person? Wait till she is out then refurb, raise the rent and make more money. --50.5.xxx.xx

Without knowing I'd say let her move, do the upgrades and rerent for more money. --75.89.xx.xxx