Rent Increases / PITA
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Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 4:52 AM
       Rent Increases / PITA (by S i d [MO]) Apr 23, 2018 5:08 AM
       Rent Increases / PITA (by Shaun [FL]) Apr 23, 2018 5:19 AM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 5:20 AM
       Rent Increases / PITA (by Ken [NY]) Apr 23, 2018 5:24 AM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 5:37 AM
       Rent Increases / PITA (by RB [MI]) Apr 23, 2018 6:07 AM
       Rent Increases / PITA (by Busy [WI]) Apr 23, 2018 6:14 AM
       Rent Increases / PITA (by Steve [MA]) Apr 23, 2018 6:19 AM
       Rent Increases / PITA (by Jason [VA]) Apr 23, 2018 6:19 AM
       Rent Increases / PITA (by NE [PA]) Apr 23, 2018 6:28 AM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 6:55 AM
       Rent Increases / PITA (by S i d [MO]) Apr 23, 2018 7:00 AM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 7:12 AM
       Rent Increases / PITA (by RathdrumGal [ID]) Apr 23, 2018 7:30 AM
       Rent Increases / PITA (by S i d [MO]) Apr 23, 2018 7:35 AM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 7:37 AM
       Rent Increases / PITA (by Ken [NY]) Apr 23, 2018 10:10 AM
       Rent Increases / PITA (by plenty [MO]) Apr 23, 2018 10:55 AM
       Rent Increases / PITA (by Steve [MA]) Apr 23, 2018 11:07 AM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 11:39 AM
       Rent Increases / PITA (by S i d [MO]) Apr 23, 2018 1:10 PM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 3:11 PM
       Rent Increases / PITA (by GKARL [PA]) Apr 23, 2018 3:19 PM
       Rent Increases / PITA (by DJ [VA]) Apr 23, 2018 6:09 PM
       Rent Increases / PITA (by DJ [VA]) Apr 23, 2018 6:12 PM
       Rent Increases / PITA (by DJ [VA]) Apr 23, 2018 6:12 PM
       Rent Increases / PITA (by DJ [VA]) Apr 23, 2018 6:15 PM
       Rent Increases / PITA (by DJ [VA]) Apr 23, 2018 6:15 PM
       Rent Increases / PITA (by NE [PA]) Apr 23, 2018 6:26 PM
       Rent Increases / PITA (by Roy [AL]) Apr 23, 2018 6:34 PM
       Rent Increases / PITA (by DJ [VA]) Apr 23, 2018 6:42 PM

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Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 4:52 AM
Message:

35 days ago, I gave rent increases to 2 of my tenants who I consider PITA's. Each got a $25.00 increase and their effective date is May 1st. At this writing, I am wondering if either one will pay their normal rent with the increase added.

If they do,...fine,...life goes on.

If they pay their normal rent but not the increase,...what action would you take? --68.63.xxx.xx




Rent Increases / PITA (by S i d [MO]) Posted on: Apr 23, 2018 5:08 AM
Message:

I can and have started evictions on folks for owing me less than $50. That being said, there are situations where a little leniency and grace, properly applied, can be a better resolution. This is one of them.

As a practical matter, I'd send a one time courtesy reminder. "Hey Joe (cue Jimi Hendrix), a friendly reminder that the rent is now $X + $25. If you get that in by tomorrow at 5 PM, I won't charge a late fee this time."

If they get the reminder and refuse to pay, then the fees start accumulating, and if they presisted in ignoring it I would file eviction. No sense in increasing rent unless we expect it to be paid. --173.17.xx.xx




Rent Increases / PITA (by Shaun [FL]) Posted on: Apr 23, 2018 5:19 AM
Message:

Handle this the same way you would with any partial rent payment.

Or you could be proactive and send out reminder note today. --205.223.xxx.xx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 5:20 AM
Message:

Sid,

There is a reason I posted this question 1 week before May 1st instead of 1 week AFTER May 1st.

Both tenants have been with me for a min. of 2 years. Both are chronic late payers and they stiff me on late fees,...these 2 things make them PITA's. When you don't pay my late fees,...you will get a rent increase,..period.

Again, if they try to stiff me on the rent increase, would you file for Eviction or just accept the late paid rent and forget about it? --68.63.xxx.xx




Rent Increases / PITA (by Ken [NY]) Posted on: Apr 23, 2018 5:24 AM
Message:

Roy,if they didn't pay me the rent and the increase I would evict them,you painted yourself into a corner and now you have to evict them or they will never follow the rules --72.231.xxx.xxx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 5:37 AM
Message:

Ken (NY)

3 months ago, I filed for Eviction on one of these tenants.

About the time I was getting my Writ of Possession, this tenant calls me and pleads (begging) with me to stop the eviction. He agreed to pay back rent, current rent and ALL court cost ($2,000.00) and I gave him a lucky break and stopped the eviction at the last minute. In hindsight, I should not have done this, but it is what it is. Live and learn.

--68.63.xxx.xx




Rent Increases / PITA (by RB [MI]) Posted on: Apr 23, 2018 6:07 AM
Message:

"It is what it is".

Now there's a Unique Round Table Answer to everything.

--47.35.xx.xx




Rent Increases / PITA (by Busy [WI]) Posted on: Apr 23, 2018 6:14 AM
Message:

They didn't stiff you on late fees. The late fees were the next monies you received. They didn't pay all of their rent those months.

--172.56.xx.xx




Rent Increases / PITA (by Steve [MA]) Posted on: Apr 23, 2018 6:19 AM
Message:

Roy my policy for all of my tenants (Class A,B & C properties) is that rent is due in full on or before the 1st of the month. Any monies not received in full by either the 1st Friday of the month or the 5th of the month whichever is later results in the issuing of a 14 day notice to quit for nonpayment of rent as well as a $25.00 paper work fee & possibly sheriff / constable fees. In MA this is the first step in filing to evict for nonpayment.

I use the 1st Friday or 5th of the month to allow my check to check living tenants a little leeway in trying to pay me. I've found that although this system isn't ideal, it works for me & my clientele.

Once I start the nonpayment eviction process I don't stop until either all monies including late fees & service charges are paid in full or they are removed through the courts. Whenever I've strayed from this, I've regretted doing it. --72.93.xxx.xxx




Rent Increases / PITA (by Jason [VA]) Posted on: Apr 23, 2018 6:19 AM
Message:

With good tenants, I'd be cordial like Sid mentions. However, with PITA tenants I'd lay down the law. If they don't pay the increase, send them a pay or quit notice the day you receive payment. After the notice expires, evict. It's cheaper to do it now over a few dollars than in the future over a full month's rent (since you've already had to file on them in the past).

Same thing with late fees. If they don't pay late fees, send a pay or quit. If they don't pay, begin the eviction process. Apply payments to outstanding fees first and the rent last. "We received your $50 late fee. However, this has only left $950 of the rent paid. Please pay the remaining $50 by XX/XX/2018 or (pay or quit notification here)." *Using $1,000 rent as an example. --170.224.xx.x




Rent Increases / PITA (by NE [PA]) Posted on: Apr 23, 2018 6:28 AM
Message:

If you were set up on autodraft, you could take it. --50.107.xxx.xxx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 6:55 AM
Message:

I would be embarrassed to admit how many P/Q notices I have posted on their doors in the last 2 years. If I don't post a notice, they take their time in paying. When I do post a 7-day P/Q, they always pay on the final 7th day,..which voids out the P/Q notice. This situation has been going on too long.

After May 1st and after they pay rent, which they will do, I may just issue a 30 day notice to vacant. One of them has already called and said,..'he may be moving out' but no firm move-out date was given',...I make that decision for him with a 30 day notice to vacate. --68.63.xxx.xx




Rent Increases / PITA (by S i d [MO]) Posted on: Apr 23, 2018 7:00 AM
Message:

Roy,

To be clear: YES, I absolutely would boot them out if they don't pay as expected. This includes late fees, rent increases, damage bills, pet fees....money is money. We talked about that last week.

Here's a hypothetical (I know you like them!): What if you are set to sign a new lease with a new tenant for $600 a month. When they show up to sign the lease and pay move-in, they hand you $500. Would you be okay with that? How is shorting you $100 rent in the first month any different than shorting you late fees, rent increase, or damage bills after move in? Money is money. I am assuming you would tell your newly approved tenant to go get another $100. Same deal with rent increases, late fees, etc. You can be cordial about it, but firm and fair is the policy.

They agreed to allow you to do rent increases after the initial period expired when they signed the lease, and they agreed to either pay the increase or move if they didn't want to pay more. You never agreed that they get to ignore you and keep living there. So the only way they can ignore you is if you allow them to.

Btw, you may recall my system of accounting. Money received is applied to fees, bills, and charges first and rent last. So any time I receive any money, my tenants always pay their late fees. They don't always pay their rent...which is what gets them evicted. Money is money.

I hope that helps. Maybe if there are more scenarios we can hash this out at a Convention table over a tall, frosty Coors?

.

--173.17.xx.xx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 7:12 AM
Message:

Sid,

Bring your lease to the convention. I want to read it. However, many of my tenants never read my lease before signing it and the eviction judge here also could care less about what my lease says. Sometimes I wonder why I even bother with a lease. A lease is only good IF you have a tenant who is willing to abide by the terms of it. --68.63.xxx.xx




Rent Increases / PITA (by RathdrumGal [ID]) Posted on: Apr 23, 2018 7:30 AM
Message:

Tenants need to pay on time or leave. Once we adopted this management stance, LLing got so much easier. We have easy to turn over units and I have learned not to fear a vacancy. --98.146.xxx.xxx




Rent Increases / PITA (by S i d [MO]) Posted on: Apr 23, 2018 7:35 AM
Message:

I'm not sure what good my lease will do if your judge ignores leases, but I'll try to remember to bring a copy.

Yes, getting a cooperative person is imperative and is more important than having a "bullet proof" lease. One of our founding fathers (John Adams?) made a similar comment about the Constitution. "Our Constitution was made only for a moral and religious people. It is wholly inadequate to the government of any other."

. --173.17.xx.xx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 7:37 AM
Message:

RathdrumGal,

I have 13 good tenants who do pay on time,...which is the good news here. However, I have 2 PITA's that do pay rent, it is just they pay on their schedule and not mine,..which irritates me. --68.63.xxx.xx




Rent Increases / PITA (by Ken [NY]) Posted on: Apr 23, 2018 10:10 AM
Message:

Roy,i would have given them a much higher increase than $25.I don't blame you for taking $2000 of money owed and let them stay but realize you will keep dealing with these people in this manner,next month when you give them the eviction and they call begging make them show up in court and pay you then or if they don't have any money at that time you will get the eviction --72.231.xxx.xxx




Rent Increases / PITA (by plenty [MO]) Posted on: Apr 23, 2018 10:55 AM
Message:

Roy, give them another notice that in 30 days you are changing the terms of the lease to include a fee for posting the notice. Get paid another $50 fee to post the notice. Might as well get paid to post the notice... Um? --99.203.x.xx




Rent Increases / PITA (by Steve [MA]) Posted on: Apr 23, 2018 11:07 AM
Message:

Roy do they pay about the same time each month? If yes does it coincide with when they get their money? If it does perhaps you could change their due date from say the first to the 15th. Of course you would need to be compensated for making this accommodation. --72.93.xxx.xxx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 11:39 AM
Message:

Steve,

The only thing these tenants have in common is they are both single males who can't manage money. They have all of the macho toys men love,..shiny new cars and motorcycles. What is unusual here, is they both 'use to be' good tenants in their first year. Then due a job change (less income), things started going downhill in their 2nd year. These are not room mates, they are 2 separate tenants.

I always been leery of renting to single males. This is typical behavior from single males, who think they have nothing to lose by paying rent whenever they feel like it. --68.63.xxx.xx




Rent Increases / PITA (by S i d [MO]) Posted on: Apr 23, 2018 1:10 PM
Message:

Roy, have you considered making people sign up for auto-draft as a condition to lease from you? I've offered it as an option in the past, but thinking about requiring it. --173.17.xx.xx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 3:11 PM
Message:

Sid,

Doesn't auto-draft require a checking account? Most of my tenants use debit cards,...from what I can tell. Can you auto-draft a debit card? --68.63.xxx.xx




Rent Increases / PITA (by GKARL [PA]) Posted on: Apr 23, 2018 3:19 PM
Message:

Roy, I agree with Ken. You should raise the rent at least double (i.e. $ 50). --207.172.xx.xxx




Rent Increases / PITA (by DJ [VA]) Posted on: Apr 23, 2018 6:09 PM
Message:

Roy,

You said, "A lease is only good IF you have a tenant who is willing to abide by the terms of it."

It is also true that, A lease is only good IF you have a Landlord who is willing to abide by the terms of it.(enforce it)

It sounds like you are working to improve your practices - good for you! You may try communicating something like: I know I have let you slide in the past - paying late and not paying late fees. I made a mistake in not fully enforcing the agreement between us. This old practice is ending now, and strict adherence will be required going forward.

Then commit yourself to ZERO TOLERANCE for their bad payment habits. Either they will shape right up, or they will "choose" to have you evict them. Tell them it's completely up to them which way they want it to go.

--68.10.xxx.xxx




Rent Increases / PITA (by DJ [VA]) Posted on: Apr 23, 2018 6:12 PM
Message:

Roy,

You said, "A lease is only good IF you have a tenant who is willing to abide by the terms of it."

It is also true that, A lease is only good IF you have a Landlord who is willing to abide by the terms of it.(enforce it)

It sounds like you are working to improve your practices - good for you! You may try communicating something like: I know I have let you slide in the past - paying late and not paying late fees. I made a mistake in not fully enforcing the agreement between us. This old practice is ending now, and strict adherence will be required going forward.

Then commit yourself to ZERO TOLERANCE for their bad payment habits. Either they will shape right up, or they will "choose" to have you evict them. Tell them it's completely up to them which way they want it to go.

--68.10.xxx.xxx




Rent Increases / PITA (by DJ [VA]) Posted on: Apr 23, 2018 6:12 PM
Message:

Roy,

You said, "A lease is only good IF you have a tenant who is willing to abide by the terms of it."

It is also true that, A lease is only good IF you have a Landlord who is willing to abide by the terms of it.(enforce it)

It sounds like you are working to improve your practices - good for you! You may try communicating something like: I know I have let you slide in the past - paying late and not paying late fees. I made a mistake in not fully enforcing the agreement between us. This old practice is ending now, and strict adherence will be required going forward.

Then commit yourself to ZERO TOLERANCE for their bad payment habits. Either they will shape right up, or they will "choose" to have you evict them. Tell them it's completely up to them which way they want it to go.

--68.10.xxx.xxx




Rent Increases / PITA (by DJ [VA]) Posted on: Apr 23, 2018 6:15 PM
Message:

Roy,

You said, "A lease is only good IF you have a tenant who is willing to abide by the terms of it."

It is also true that, A lease is only good IF you have a Landlord who is willing to abide by the terms of it.(enforce it)

It sounds like you are working to improve your practices - good for you! You may try communicating something like: I know I have let you slide in the past - paying late and not paying late fees. I made a mistake in not fully enforcing the agreement between us. This old practice is ending now, and strict adherence will be required going forward.

Then commit yourself to ZERO TOLERANCE for their bad payment habits. Either they will shape right up, or they will "choose" to have you evict them. Tell them it's completely up to them which way they want it to go.

--68.10.xxx.xxx




Rent Increases / PITA (by DJ [VA]) Posted on: Apr 23, 2018 6:15 PM
Message:

Roy,

You said, "A lease is only good IF you have a tenant who is willing to abide by the terms of it."

It is also true that, A lease is only good IF you have a Landlord who is willing to abide by the terms of it.(enforce it)

It sounds like you are working to improve your practices - good for you! You may try communicating something like: I know I have let you slide in the past - paying late and not paying late fees. I made a mistake in not fully enforcing the agreement between us. This old practice is ending now, and strict adherence will be required going forward.

Then commit yourself to ZERO TOLERANCE for their bad payment habits. Either they will shape right up, or they will "choose" to have you evict them. Tell them it's completely up to them which way they want it to go.

--68.10.xxx.xxx




Rent Increases / PITA (by NE [PA]) Posted on: Apr 23, 2018 6:26 PM
Message:

Roy, if they have a debit card, they have to have a checking account. The auto debit is set up on the checking acct. --50.107.xxx.xxx




Rent Increases / PITA (by Roy [AL]) Posted on: Apr 23, 2018 6:34 PM
Message:

DJ,

I try my best to run a 'tight ship'. Sometimes this is easier said than done. I may not enforce every line item in my lease but I do enforce the payment of rent with an Iron Fist. All of my tenants know that I will evict them if they don't pay rent. Most of my tenants pay rent between the 1st and the 7th day of each month. The two tenants of this post will usually pay by the 15th or I will drop the hammer on them. And they know this. 3 months ago, I filed for eviction and it scared the holy $hit out of him.

When May 1st rolls around, it will be interesting to see if these tenants pay the rent increase. If they don't, I will become their worse nightmare and evict them. I do not fear a vacancy and I know I can find better tenants than these two losers. --68.63.xxx.xx




Rent Increases / PITA (by DJ [VA]) Posted on: Apr 23, 2018 6:42 PM
Message:

Oops! Oops! Oops! Oops! Don't know what happened there! : )

Sorry --68.10.xxx.xxx



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