I fear walkthroughs
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I fear walkthroughs (by Allie Newby [MA]) Jan 8, 2019 9:30 AM
       I fear walkthroughs (by S i d [MO]) Jan 8, 2019 9:43 AM
       I fear walkthroughs (by Ken [NY]) Jan 8, 2019 10:06 AM
       I fear walkthroughs (by NE [PA]) Jan 8, 2019 10:09 AM
       I fear walkthroughs (by LindaJ [NY]) Jan 8, 2019 10:26 AM
       I fear walkthroughs (by plenty [MO]) Jan 8, 2019 10:57 AM
       I fear walkthroughs (by LisaFL [FL]) Jan 8, 2019 11:00 AM
       I fear walkthroughs (by Robert J [CA]) Jan 8, 2019 11:50 AM
       I fear walkthroughs (by Busy [WI]) Jan 8, 2019 12:55 PM
       I fear walkthroughs (by Johnny B. [MA]) Jan 8, 2019 2:44 PM
       I fear walkthroughs (by Millie [NJ]) Jan 8, 2019 2:47 PM
       I fear walkthroughs (by Steve [MA]) Jan 8, 2019 3:05 PM
       I fear walkthroughs (by mike [MA]) Jan 8, 2019 3:09 PM
       I fear walkthroughs (by Johnny B. [MA]) Jan 8, 2019 3:34 PM
       I fear walkthroughs (by mike [MA]) Jan 8, 2019 4:32 PM
       I fear walkthroughs (by mike [MA]) Jan 8, 2019 4:32 PM
       I fear walkthroughs (by Leanne [MA]) Jan 8, 2019 4:57 PM
       I fear walkthroughs (by AllyM [NJ]) Jan 8, 2019 5:26 PM
       I fear walkthroughs (by AllyM [NJ]) Jan 8, 2019 5:26 PM
       I fear walkthroughs (by plenty [MO]) Jan 8, 2019 5:50 PM
       I fear walkthroughs (by Pat [MA]) Jan 8, 2019 6:49 PM
       I fear walkthroughs (by Fred [CA]) Jan 8, 2019 6:56 PM
       I fear walkthroughs (by Steve [MA]) Jan 8, 2019 7:20 PM
       I fear walkthroughs (by BRAD 20,000 [IN]) Jan 8, 2019 10:23 PM
       I fear walkthroughs (by RentsDue [MA]) Jan 9, 2019 4:23 AM
       I fear walkthroughs (by 6x6 [TN]) Jan 9, 2019 3:01 PM
       I fear walkthroughs (by Still Learning [NH]) Jan 9, 2019 3:28 PM
       I fear walkthroughs (by 6x6 [TN]) Jan 10, 2019 12:07 PM
       I fear walkthroughs (by Ray-N-Pa [PA]) Jan 11, 2019 5:46 AM
       I fear walkthroughs (by Marlene [CT]) Jan 25, 2019 4:49 PM

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I fear walkthroughs (by Allie Newby [MA]) Posted on: Jan 8, 2019 9:30 AM
Message:

Will be conducting my first assessment of damages and determining the amount of return on a security deposit, and have a few questions.

1. Is it necessary to do this directly along with the former tenant, or can we just mail a list of and estimated cost to repair said damages to him?

2 Can any one offer any cautionary items we should be aware of in order topull this off this only step i really dislike about this business with success?

thank you --173.48.xxx.xxx




I fear walkthroughs (by S i d [MO]) Posted on: Jan 8, 2019 9:43 AM
Message:

First, we need to know WHY you fear walk thrus? Are you a small, timid female who fears that a big, male tenant will bully you, threaten you, do something else? Or do you just dislike giving people bad news? Some other reason?

Here are a few tips:

1) If it's fear of anything physical, have your handyman/ hubby/ boyfriend/ uncle/ adult son come along. A bonus if it's your handyman: you can write out a work order for him while he's there. Safety in numbers.

2) NEVER give out any news on deductions or when they will get back the security deposit. I used to have problems with this all the time because I'd make comments like, "This hole in the wall comes out of the security deposit...." Then they'd argue, "It was like that when we moved in...." Blah blah blah. Or the tenant would ask, "Are you going to charge us for (damaged item)?" I don't answer that question. Here's what I say, "I'm just here to document the current condition of the unit. All charges are determined by the office when they compare the move-in sheet to the move-out sheet. The refund will be made within the time the state requires." That's it. If they try to force the conversation, I repeat, "I'm just here to document the condition of the building." As with many things in life and business, the less I say, the better! Btw, I do NOT bring the move-in sheet with me any more like I used to. That way I can plead ignorance of what the unit was like when they moved in. All I'm here to do today is document the current condition of the unit, "as is." If I write down, "hole in wall", there's nothing to argue about. There's a hole....right there...in the wall. I take a picture and move on. If they say, "We didn't do that," I shrug and say, "Thanks for telling me," and we move on. Later, in the safety of my home office, I check the move-in sheet and if there wasn't a hole in the wall...I charge them.

Those should help, unless there's another reason you fear walk-thrus that has nothing to do with either of those.

Your state's laws determine when/how tenants are able to be present at walk-thru. In Missouri, all I have to do is tell the tenant when the walk-thru will be. I get to schedule it, and I do not have to accommodate their schedule if they have other things going on. As long as I do it during normal business hours. If I sense trouble, I schedule it during time when they're at work so they'd have to take off.

Good luck! --173.20.xxx.xxx




I fear walkthroughs (by Ken [NY]) Posted on: Jan 8, 2019 10:06 AM
Message:

I see no advantage to doing a walk through with the tenant,i have them leave the key in the mailbox and I go at my convenience.Mail them a list of expenses ,keep what is necessary out of there security deposit,mail them a check for the difference and don't answer the phone when they call to complain --72.231.xxx.xxx




I fear walkthroughs (by NE [PA]) Posted on: Jan 8, 2019 10:09 AM
Message:

I don't/won't do walk through on move out with a departing tenant. If I lived in a state where that was legally required, I would hire that out. --50.107.xxx.xxx




I fear walkthroughs (by LindaJ [NY]) Posted on: Jan 8, 2019 10:26 AM
Message:

I don't do a walk thru with the tenant either. Leave the keys. When they are gone, I go through with my list and camera to document any damage or cleaning I see immediately. I get working on those and sometimes find other things that I didn't originally find, add them in. Toward the end of the period that I have to return deposit, I send them what is left, a list of charges and pictures of the damages. As Ken said, that's it, don't answer the phone. If they want to go to court, I will be there when it is scheduled. I have yet to have someone actually go to court. Even the tenant that was a lawyer that threatened to never followed through. --108.4.xxx.xx




I fear walkthroughs (by plenty [MO]) Posted on: Jan 8, 2019 10:57 AM
Message:

In my state it is required. Only once did i have fear or concerns. MikeS on this forum gave me some tips and i made it thru it. That tenant was drama drama drama. Wheezzz all history now! --99.203.xx.xxx




I fear walkthroughs (by LisaFL [FL]) Posted on: Jan 8, 2019 11:00 AM
Message:

I don't do walk throughs. Just be sure to take pictures of anything you decide to charge for. Never give any information until you have time to thoroughly inspect. It's too easy to miss something during a walk through.

And I don't want to get into it with a tenant who decides they now want an opportunity to fix things. Once they have emptied the property and it's been turned back over that is then end of them being able to fix anything.

I always find things that I don't charge for. And I'm sure to list all findings, those I'm charging for and those I'm letting slide to show I'm not nit picky and very fair. --216.186.xxx.xx




I fear walkthroughs (by Robert J [CA]) Posted on: Jan 8, 2019 11:50 AM
Message:

Two weeks before my tenant is scheduled to move out I offer a Move-Out-Inspection. I will give them a written report as to the expected deducts and the cost against their deposit.

This give the tenant a chance to clean up better or get things fixed themselves.

For example: To have their carpets shampoo'ed, I will charge them $150. If they want they can rent a Rug Doctor Shampoo machine and for less than $40, do it themselves.

Then when they are moved out and I conduct the final inspection, I take more pictures and get estimates then provide these cost with the refund of their deposit. Here we have 21 days to refund their deposit.

I have no fear with communication with my tenants. This is part of the business. If I can't conduct myself professionally and deal with this, I'm in the wrong business.... --47.156.xx.xx




I fear walkthroughs (by Busy [WI]) Posted on: Jan 8, 2019 12:55 PM
Message:

Learned from this forum to document things I am not deducting, just as Lisa said. Might have been Lisa that taught me that in the first place.

My state also does not require a walkthrough with tenant. I do point out some things that need cleaning with my move-out instructions. Figure that also shows I am trying to help tenant get monies back. --172.58.xxx.xxx




I fear walkthroughs (by Johnny B. [MA]) Posted on: Jan 8, 2019 2:44 PM
Message:

In Mass you are not required to do a walk through with the tenant. If you choose to deduct damages from the security deposit, make sure youíre in full compliance with MGL 186, section 15b (google it). If not, and you withhold money, the tenant can sue you for legal costs and up to treble damages (in some instances treble damages are applicable). Compliance with MGL 186, section 15b starts with the move in ó specifically how you format the condition statement, and how the security deposit is held, so itís possible youíre already in non-compliance with the law of these items were not handled correctly. I wouldnít recommend withholding damages if youíre not in full compliance. --24.147.xx.xxx




I fear walkthroughs (by Millie [NJ]) Posted on: Jan 8, 2019 2:47 PM
Message:

As a fellow female landlord,I TOTALLY understand why you fear this part of this otherwise mostly enjoyable job. Accordingly, if you are required to do a walk through with a tenant in your state, I too recommend having couple good sized male friends or associates accompany you! Obviously, we are living in a new - ever more dangerous - world.!!!!

Good luck!

Millie

--173.48.xxx.xxx




I fear walkthroughs (by Steve [MA]) Posted on: Jan 8, 2019 3:05 PM
Message:

Johnny B. [MA] has given you some good advice.

FYI you have 30 days from when the unit is properly returned to your control to return the SD. Do not let the tenant try to rush you into giving them the final accounting & SD.

As he said in MA you are not required to do a walkthrough with an outgoing tenant. My policy is to give the tenant a letter stating what is expected of them at move out including the removal of all of their items including unwanted furniture, the cleaning of the unit, the returning of keys & providing a mailing address for the return of the SD.

If for some reason you have in any way mishandled the SD such as not provided a statement of condition at move in, deposited the SD in an escrow account or not provided an accounting of damages within the required 30 day period, I suggest you just return the full SD.

--96.237.xx.xx




I fear walkthroughs (by mike [MA]) Posted on: Jan 8, 2019 3:09 PM
Message:

Hey Johnny,

Rather than getting into this whole 3x security deposit nightmare, why can a Massachusetts landlord opt for simply noting the main damageable things he is concerned about in the lease itself, thereby bypassing setting up a formal security deposit agreement?

THANKYOU

MIKE

--173.48.xxx.xxx




I fear walkthroughs (by Johnny B. [MA]) Posted on: Jan 8, 2019 3:34 PM
Message:

Mike[MA] - Iím not sure I understand your question. Simply accepting money from a tenant as a security deposit makes it a requirement for the landlord to be in compliance with MGL 186, section 15b. The only way around the security deposit requirements would be to forgo the security deposit all together and then, if necessary, sue for damages after the tenant moved out. Not sure that road would be any easier though. --24.147.xx.xxx




I fear walkthroughs (by mike [MA]) Posted on: Jan 8, 2019 4:32 PM
Message:

Johnny,

First thanks fro responding!

Yes. Eliminating the security deposit altogether, is exactly what my partner and I are thinking about doing. Especially since so many tenants are successfully using this 3x angle so much now to an unfair level, and getting away with judges.

I mean Do you think that avoiding a security deposit agreement altogether going for damages at the end a bad tenancy would have as many potential conflict and problems as the alternative appears to be now having?

Thanks again for your respected input.

Mike

--173.48.xxx.xxx




I fear walkthroughs (by mike [MA]) Posted on: Jan 8, 2019 4:32 PM
Message:

Johnny,

First thanks fro responding!

Yes. Eliminating the security deposit altogether, is exactly what my partner and I are thinking about doing. Especially since so many tenants are successfully using this 3x angle so much now to an unfair level, and getting away with judges.

I mean Do you think that avoiding a security deposit agreement altogether going for damages at the end a bad tenancy would have as many potential conflict and problems as the alternative appears to be now having?

Thanks again for your respected input.

Mike

--173.48.xxx.xxx




I fear walkthroughs (by Leanne [MA]) Posted on: Jan 8, 2019 4:57 PM
Message:

First, I think Mike's idea might have some merit.

Second, I am pleased to hear that a LL can not be forced to have any further personal interaction with a former tenant, once they move out.

Leanne --173.48.xxx.xxx




I fear walkthroughs (by AllyM [NJ]) Posted on: Jan 8, 2019 5:26 PM
Message:

Don't do a walkthrough. Tell them to take photos if they are afraid someone will do additional damage and charge them for it It could only turn into a screaming match. Plus you will need time to find ALL the damage. If you point things out to the tenant and find something else later they could come back with BUT YOU DIDN'T TELL ME THAT AT THE WALKTHROUGH SO IT WASN'T THERE.

YOu let them know that you will be making a list of any damages as you clean and repaint the unit. Tell them to drop the keys off to yoou or leave them on a table. Then you immediately go and change all the locks. Don't wait overnight.

Do not do walkthroughs. --73.248.xxx.xxx




I fear walkthroughs (by AllyM [NJ]) Posted on: Jan 8, 2019 5:26 PM
Message:

Don't do a walkthrough. Tell them to take photos if they are afraid someone will do additional damage and charge them for it It could only turn into a screaming match. Plus you will need time to find ALL the damage. If you point things out to the tenant and find something else later they could come back with BUT YOU DIDN'T TELL ME THAT AT THE WALKTHROUGH SO IT WASN'T THERE.

YOu let them know that you will be making a list of any damages as you clean and repaint the unit. Tell them to drop the keys off to yoou or leave them on a table. Then you immediately go and change all the locks. Don't wait overnight.

Do not do walkthroughs. --73.248.xxx.xxx




I fear walkthroughs (by plenty [MO]) Posted on: Jan 8, 2019 5:50 PM
Message:

mike MA... you got it right.

No deposit. Double first months rent. Still hold them for damages at the end. Key is knowing how to collect bad debt when they dont pay up! --99.203.xx.xxx




I fear walkthroughs (by Pat [MA]) Posted on: Jan 8, 2019 6:49 PM
Message:

Our new bottom line!

Since security deposit laws have now become so one sided in favor of confusing and tripping up landlords, we will no longer formally INCORPORATE them into our leases.

Henceforth, we will simply hold tenants fully responsible for any of the damages we duly note within the lease itself.

Pat --173.48.xxx.xxx




I fear walkthroughs (by Fred [CA]) Posted on: Jan 8, 2019 6:56 PM
Message:

Hey Plenty of Mo.

Great idea, but are you sure its legal to collect double the first months rent?

Fred --173.48.xxx.xxx




I fear walkthroughs (by Steve [MA]) Posted on: Jan 8, 2019 7:20 PM
Message:

In today's rental market I don't have any trouble collecting a first, a last, a security deposit & a $75.00 key / lock fee prior to move in. Since I know, understand & find it relatively easy to comply with the MA SD requirement, I personally don't have issues with collecting a SD. --96.237.xx.xx




I fear walkthroughs (by BRAD 20,000 [IN]) Posted on: Jan 8, 2019 10:23 PM
Message:

Allie,

I don't so this with the resident. Not safe.

-deliver a move out checklist. Teach them your expectations to help them get all their deposit back. We do this when they give notice, and again 2 weeks later. We offer a $100 bonus if the place is spotless and nothing for us to do . Well worth it! and it DOES happen!

-tell them to text you when they are totally out.

-go over in daylight. Hard to see paint problems on cloudy days or at night.

-look behind every door for damage to the door and wall

-same in every closet

-work every light. Bulbs are $5 each

-do NOT keep your checkbook in the car so you are not tempted to give them a check on the spot.

-I take 100+ photos for evidence. Photos don't lie and eliminate he said/she said.

-give them written accounting of how you applied their deposit within your state's deadline and by your state's required method. I include photos of each item damaged and mark it with the cost to repair. Eliminates arguments and I'm ready for court if needed.

Have courage! It's YOUR property and YOUR investment. Protect it.

BRAD

--73.102.xxx.xxx




I fear walkthroughs (by RentsDue [MA]) Posted on: Jan 9, 2019 4:23 AM
Message:

I never do a walk through. No need to put yourself in that situation. If you point out any damages you will likely get an argument. If you donít point out the damage, they will assume they are getting the whole deposit back and will be mad when they donít. I have had a tenant bring me to court over SD return. They didnít have a chance at winning because I had everything properly documented and followed the rules. They are strict rules but far from impossible. I always collect full SD. I usually return 100% .I know that if I did not have that deposit as collateral then I would not get the unit back in the same condition as if there was no deposit. It also serves as a screening tool . People who never get their SD back anyway love LLs who donít collect them. --71.10.xxx.xxx




I fear walkthroughs (by 6x6 [TN]) Posted on: Jan 9, 2019 3:01 PM
Message:

I was going to do a walk through with my tenants moving out and then give them any remaining deposit. I asked the board here about it and they wisely advised me not to do a walk through with the tenants but just have them leave the keys somewhere,do one after they are gone and as I was cleaning and checking all drains in case something showed up later. They also informed me not to be in a hurry to give the deposit back for same reason just follow the law on timing. They also told me to take pictures and make an accounting sheet and send certified mail to last known address.Worked great! THANK YOU BOARD!!!! --73.120.xx.xxx




I fear walkthroughs (by Still Learning [NH]) Posted on: Jan 9, 2019 3:28 PM
Message:

6X6 - I put a key lock box on their door and text them a code asking them to lock up for the last time, put the keys in the lock box and text me that they are out. Then I go, do initial walk through and change the locks. --24.61.xxx.xx




I fear walkthroughs (by 6x6 [TN]) Posted on: Jan 10, 2019 12:07 PM
Message:

Thank you Still Learning --73.120.xx.xxx




I fear walkthroughs (by Ray-N-Pa [PA]) Posted on: Jan 11, 2019 5:46 AM
Message:

I am sorry to hear that you dread this important task in LLing. Vacancies are costly. Factor in utilities, repairs, taxes, insurance and upkeep, around here vacancies can be one of the single largest expense periods. Couple that with getting no income during that time and your nice rental can easily become operating in the red.

The key is training your residents in advance of any move out so that there isn't any damages to speak of. A little training in advance, especially at move in - will go a long way for both you and your customer.

Please consider LL boot camp as it is money well spent --72.23.xxx.xx




I fear walkthroughs (by Marlene [CT]) Posted on: Jan 25, 2019 4:49 PM
Message:

That does it.! Never again will I do walk throughs with former tenants! --173.48.xxx.xxx



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