Trial lease period?
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Trial lease period? (by CJ [MO]) Feb 10, 2019 9:00 AM
       Trial lease period? (by NE [PA]) Feb 10, 2019 9:19 AM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 9:23 AM
       Trial lease period? (by NE [PA]) Feb 10, 2019 9:25 AM
       Trial lease period? (by Busy [WI]) Feb 10, 2019 9:53 AM
       Trial lease period? (by Ken [NY]) Feb 10, 2019 10:14 AM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 10:15 AM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 10:17 AM
       Trial lease period? (by NE [PA]) Feb 10, 2019 10:20 AM
       Trial lease period? (by Vee [OH]) Feb 10, 2019 10:21 AM
       Trial lease period? (by Busy [WI]) Feb 10, 2019 10:53 AM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 11:13 AM
       Trial lease period? (by Ken [NY]) Feb 10, 2019 11:53 AM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 11:58 AM
       Trial lease period? (by Livethedream [AZ]) Feb 10, 2019 12:27 PM
       Trial lease period? (by Salernitana [CA]) Feb 10, 2019 12:28 PM
       Trial lease period? (by small potatoes [NY]) Feb 10, 2019 1:34 PM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 4:52 PM
       Trial lease period? (by Small potatoes [NY]) Feb 10, 2019 4:57 PM
       Trial lease period? (by Robert J [CA]) Feb 10, 2019 4:58 PM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 5:51 PM
       Trial lease period? (by Dave [MO]) Feb 10, 2019 6:40 PM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 6:54 PM
       Trial lease period? (by Busy [WI]) Feb 10, 2019 7:29 PM
       Trial lease period? (by CGB [MI]) Feb 10, 2019 7:48 PM
       Trial lease period? (by CJ [MO]) Feb 10, 2019 8:25 PM
       Trial lease period? (by LindaJ [NY]) Feb 11, 2019 4:27 AM
       Trial lease period? (by NE [PA]) Feb 11, 2019 5:09 AM
       Trial lease period? (by Oregon Woodsmoke [ID]) Feb 11, 2019 7:01 AM
       Trial lease period? (by Oregon Woodsmoke [ID]) Feb 11, 2019 7:06 AM
       Trial lease period? (by Ray-N-Pa [PA]) Feb 12, 2019 9:13 AM
       Trial lease period? (by Lynda [TX]) Feb 16, 2019 7:51 PM
       Trial lease period? (by plenty [MO]) Feb 17, 2019 1:12 PM
       Trial lease period? (by Cjo’h [CT]) Feb 17, 2019 2:17 PM

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Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 9:00 AM
Message:

In order to remove bad tenants quicker, Is it ok to have trial lease period at the begining? How to word that in the lease?

--97.91.xxx.xxx




Trial lease period? (by NE [PA]) Posted on: Feb 10, 2019 9:19 AM
Message:

This post reeks of you not being confident in your screening. --50.107.xxx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 9:23 AM
Message:

PE, you are right.But, sometimes, it is hard to refuse some prospects too. --97.91.xxx.xxx




Trial lease period? (by NE [PA]) Posted on: Feb 10, 2019 9:25 AM
Message:

How is it hard? --50.107.xxx.xxx




Trial lease period? (by Busy [WI]) Posted on: Feb 10, 2019 9:53 AM
Message:

Month to Month rental agreement. I have only ever done month to month. I don't put it in my advertising, only mention it when offering an application. I tell applicants, " I only do month to month, even though I want long-Term tenants. I think it keeps us both on our toes (CJ, that means, on our best behavior.) Tenants have always accepted this.

In my state, we have to obligation to re-rent anyway if tenant breaks lease, tenants don't have a lot of extra income for garnishments, so , if a tenant needs to move, its just as easy for me to do turn over and re-rent as to try to chase rent money form tenant that 'fell on hard times.'

--70.92.xxx.xxx




Trial lease period? (by Ken [NY]) Posted on: Feb 10, 2019 10:14 AM
Message:

What is hard about refusing prospects? you should consider hiring a professional manager --72.231.xxx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 10:15 AM
Message:

NE, sometimes they claim their animal is perfect, their boyfriend do not come often, or they do not smoke. Then the neighbor complained everything we worried.

Busy, I do not want to do month to month lease because that is too hard to control. We do not want winter move out.

I am thinking about do a initial about 3 month lease and then renew for 12 month. --97.91.xxx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 10:17 AM
Message:

I am scared to refuse to protected people or they claim to have animal is protected. My English is bad and I am afraid of them. --97.91.xxx.xxx




Trial lease period? (by NE [PA]) Posted on: Feb 10, 2019 10:20 AM
Message:

Hire a manager as Ken said or sell. --50.107.xxx.xxx




Trial lease period? (by Vee [OH]) Posted on: Feb 10, 2019 10:21 AM
Message:

In home visit will verify the topics you mention having trouble with, your application was not approved - good luck. So the trial period was successful (at the existing house) without keys or movein money going on the bank.

--76.188.xxx.x




Trial lease period? (by Busy [WI]) Posted on: Feb 10, 2019 10:53 AM
Message:

CJ, my tenants don’t want winter move outs either. Brad 20k recently posted how he kept up all of his rental goals so far this winter. So, winter vacancies can be handled.

Winter is a great time for me to have a move-out. I am slow at rehab ( probably because I spend too much time being an Agony Auntie on some forum, lol!,) my houses all still have some big projects that are better done without a tenant. So, if I have a winter turnover, I get to be the one to make sure pipes aren’t freezing, I can crank music and scrape popcorn ceilings, pull up nasty old flooring, retrim beat up nasty door casings, all on my own time. Get the placed freshened up, ready for Tax Return Tenant Swap season.

So, if the building you bought needs some renovations anyway, I suggest you give Month to Month a go. Any vacant units in November, December can get a nice renovation, all in time for the Tax Return Security Deposits to start rolling in. Win!

So far, I am counting excuses in this thread, rather than a can-do attitude. No matter what the solution, it takes effort, overcoming obstacles.

If this was easy, everyone would be successful at it. You have to want this. America is the land of opportunity. You have to use your strengths to develop the opportunities, not run away from challenges. --70.92.xxx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 11:13 AM
Message:

Busy, I agree. We try to do ane thing or more thing to get rid of problems. Selling and hiring manager are not options for me. Landlording is my job and I can not find anyone doing it better and working for me. America is fair and with opputunities. 90% tenants I feel very comfortable with.

--97.91.xxx.xxx




Trial lease period? (by Ken [NY]) Posted on: Feb 10, 2019 11:53 AM
Message:

The whole point is to find tenants like the 90% who don't give you problems,just because they say there dog is ok doesn't make it so,when you find a reason to reject them just be done with it,i don't even call back my rejected applicants,nothing says you have to. --72.231.xxx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 11:58 AM
Message:

Can they make up a reason for rejection to cause us trouble if we do not give them a reason for rejection?

--97.91.xxx.xxx




Trial lease period? (by Livethedream [AZ]) Posted on: Feb 10, 2019 12:27 PM
Message:

I understand your issues CJ. One of the many reason I got out of residential rentals. Between growing socialist regulations, high liability, crime and dealing with people I would never associate with otherwise it wasn't for me.

Even with good screening I had problem tenants until I got draconian in my screening. I have never seen a managed property run as well as my self managed properties though.

The two BIG things that turned my tenant pool around was buying my office/shop property and opening my security business. It changed how tenants viewed both me and my properties from a mom n pop working out of Taco Bell, to a multi prong BUSINESS of which their rental was just part. Most nonsense stopped when folks realized we were professional and organized.

I also used two techniques to reduce pronlem. I went to m2m so I could get bad renters out a bit easier if necessary. Once I did this I had very few problems, and my turnovers actually reduced. After 6mo, if a good tenant wanted a lease for peace of mind I'd offer it, but nobody ever took me up on it. Had someone pulled the service pet bs I would have just given a 30 day and not said a thing about the illegal pet. Nothing they could fight in court.

Secondly, on move in I gave a "satisfaction guaranty" page. If they moved in and weren't happy, in 7 days they could move right back out and we would keep the months rent but return their deposit if no damages. I don't want unhappy tenants. Better to suck it up, admit a mistake and move on. The old "rich or right" theory. Nobody ever took me up on it. --47.216.xx.xxx




Trial lease period? (by Salernitana [CA]) Posted on: Feb 10, 2019 12:28 PM
Message:

Do you have an application for tenants to fill out to apply for the unit or are the prospective tenants the ones whom you inherited when you purchased the building?

I understand how you feel if the tenants are the ones whom you inherited, but you do have the power to get them out. Barb and Plenty gave you some excellent advice in your post on feb 6 with the subject, "refuse to end lease". You do not need to be afraid and just follow the laws. I remember that S i d noted that Missouri had reasonable laws for landlords. --67.170.xxx.xxx




Trial lease period? (by small potatoes [NY]) Posted on: Feb 10, 2019 1:34 PM
Message:

if you are not sure if you want them for 1 year then you would not want to put them in for a shorter term either. If dogs are an issue then say no pets.

Correct, no one will manage better than you would. I too like leases for preventing winter move out, yet I have 2 vacancies. You cannot predict when tenants will fall off the wagon. You could try MTM with one unit and see how it goes.

If the neighbor complaining is only at one location, then they will always find something to complain about.

What protected people are you afraid of? If it is ESA pet people then don't consider them. Have you written down your screening criteria? You don't have to show it to anyone. Just make a list and stick to it. If it gets ugly then hire a lawyer until you feel confident enough to hold uncooperative tenants accountable. From your previous post you at least need a lawyer to handle problem tenants. BTW some tenants might say they will sue you, but they won't, and a lawyer prolly won't take their indefensible case. --100.2.xx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 4:52 PM
Message:

I guess prospects/tenants are more aggresive when they know I am small and not speak good English.

It is getting easier because I learn more and I use website do most of the talk for me. Everything is online for showing appointments and tenant notices. --97.91.xxx.xxx




Trial lease period? (by Small potatoes [NY]) Posted on: Feb 10, 2019 4:57 PM
Message:

CJ do any prospects share your nationality, and if so are they respectful? Perhaps you can develop this as a niche --99.203.xx.xx




Trial lease period? (by Robert J [CA]) Posted on: Feb 10, 2019 4:58 PM
Message:

CJ. I own properties in mixed areas of Los Angeles where the people speak around 20 different languages. Even though I can speak a few languages, I must stick to English otherwise I must provide all documents in their native language.

What you should do is use an online language translator and learn some key phrases. So when you need to get your point across, you will know how to phrase it.

For example: To qualify for my rental you need:

1) Be at your job for over 1 year

2) Make at least 3 times the rent as you monthly income

3) Have little debt

4) Have a bank account

5) Have good credit, FICO score above 680

Then if your applicant doesn't meet your requirement, they won't apply. Good luck. --47.156.xx.xx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 5:51 PM
Message:

Robert, I have rent criteria online. I have everything I think prospects or tenants might need online. Most people do not need to talk to me. Whenever they need to talk to me, it is because they want to tell me a story. Whenever I need to talk to them, it is because I want them to moveout or follow the rule. --97.91.xxx.xxx




Trial lease period? (by Dave [MO]) Posted on: Feb 10, 2019 6:40 PM
Message:

CJ, doing in home inspections would eliminate most of these issues. This is the best way to see what your house will look like in 3 months. If you visit the house you would see boyfriends clothes. Dog damage.

If they violate the lease time to evict.

When they say boyfriend doesn’t come often, means he will live there too.

Class C houses, 99% smoke.

Screen better and elimate the headaches. --173.216.xxx.xxx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 6:54 PM
Message:

Most of my tenants smoke too. Some smoke outside or inside smell ok. But some smell very bad and next unit can smell smoke.

I do not do home visitor because I am afraid to go by myself. and some of them are too far too. --97.91.xxx.xxx




Trial lease period? (by Busy [WI]) Posted on: Feb 10, 2019 7:29 PM
Message:

Careful when you say 90% of people you feel comfortable with. You do need to make sure you aren’t discriminating. I don’t think that is your intention, by the way. But, you cannot rent just to people similar to you without violating fair housing laws.

Make sure you are applying your rules evenly, treating people the same.

To help with smoke smell transferring between units, caulk baseboards on both sides of the walls that are common to both units. Install bathroom vent fans that vent outside. Install kitchen vent fans with charcoal filters. Those things help a little. Add smoking space outside. I put a flower planter filled with sand in the back yards of my single family homes. I picked up the few cigarette butts that were on the ground when I brought the container over, and stuck them in the sand, so residents would know what it was for. Encourages outside smoking. Haven’t had cigarette butts all over the yard since I put those in.

Maybe offer the tenant that is being bothered by the smells the chance to move into a vacant unit that has been upgraded. Not sure if that will help, just an idea. --70.92.xxx.xxx




Trial lease period? (by CGB [MI]) Posted on: Feb 10, 2019 7:48 PM
Message:

A scared landlord is not a good landlord. Get a property management company and a lawyer on retainer a learn from them how not to be scared. --67.149.xxx.xx




Trial lease period? (by CJ [MO]) Posted on: Feb 10, 2019 8:25 PM
Message:

Busy, 90% tenanats are ok, not giving me much problem, not because what they look like. That is what I mean.

For prospect, Over 95% of them are not qualified.

We do use eviction attorney a lot. We would use the attorney for other tenant matter if we have to.

I came here and ask question when I have question too. --97.91.xxx.xxx




Trial lease period? (by LindaJ [NY]) Posted on: Feb 11, 2019 4:27 AM
Message:

Sounds like you have a lot of fear. Fear is not good in this business. As the saying goes, "they smell fear". I agree you need a manager and lawyer if you want to stay in this business. --108.4.xxx.xx




Trial lease period? (by NE [PA]) Posted on: Feb 11, 2019 5:09 AM
Message:

You need to learn how to use the early termination fee to your benefit. --174.201.xx.xxx




Trial lease period? (by Oregon Woodsmoke [ID]) Posted on: Feb 11, 2019 7:01 AM
Message:

{{{{{{{{.......Can they make up a reason for rejection to cause us trouble if we do not give them a reason for rejection?........}}}}}}}}

CJ, I recommend that you do not give a reason for rejection, unless it is the credit report. If it is the credit report, there is a letter you must send to them. It's federal law and must be sent.

What you do is to write the reason for rejection on their application and then you file the application away in a safe place so you can bring it out if they cause trouble and then you have a documented proof of the legal reason you rejected.

So far, I've had plenty of applicants try to argue about being rejected so I don't want to give them a reason that they can argue against. I've not yet had an applicant file a complaint on me to the housing authority, but if they ever do, I'm covered with proof they were rejected for a legal reason.

Seriously, CJ, if I didn't keep a record of their application and the reason I rejected them. I wouldn't remember who they were. --98.146.xxx.xxx




Trial lease period? (by Oregon Woodsmoke [ID]) Posted on: Feb 11, 2019 7:06 AM
Message:

On the trial lease issue, there is no reason that you can't sign a shorter lease to start. Preferable, something that will get you through the winter.

It's February right now, so maybe a five month lease to get you through to summer. If they are not good tenants, you can get them out in five months by not renewing the lease.

If they are good tenants, you can renew the lease and keep them. --98.146.xxx.xxx




Trial lease period? (by Ray-N-Pa [PA]) Posted on: Feb 12, 2019 9:13 AM
Message:

I recommend writing down exactly how you want your applicants to be qualified.

If it pass a criminal background, credit score above a 580, no evictions and have three times the rental amount as garnish-able income.....write it down.

After you know what you are looking for, it is so much easier to say you are not a good fit for this place. Perhaps I might have another place where you are more qualified to live at.

Nothing says you have to have the same standards for all your places....only that you apply these standards in a uniform manner.

For some applicants, I really want to say: "I have this cardboard box under a bridge because with 4 evictions and a credit score of 390 - you might want to get a room in the hotel Chevy" Of course I don't say it.....but boy do I think it. It does sadden me when kids are involved, but you are suppose to run your business and not their lives. --72.23.xxx.xx




Trial lease period? (by Lynda [TX]) Posted on: Feb 16, 2019 7:51 PM
Message:

CJ, you say most of your application process is now on-line. I assume that most of your communications with the applicants are via email and text too. I suggest you put on your instruction list, in capital letters, the phrase: "If your application is approved--you will be notified by phone." You only call the ONE who is approved. You never contact any of the others. block the ph#s of the ones not approved, so they will not bother you with demands of WHY they were not approved. They KNOW why they were not approved. --108.87.xx.xxx




Trial lease period? (by plenty [MO]) Posted on: Feb 17, 2019 1:12 PM
Message:

Lynda I believe you solved CJ's main concern. That sounds like a great idea! --99.203.xx.xxx




Trial lease period? (by Cjo’h [CT]) Posted on: Feb 17, 2019 2:17 PM
Message:

CJ,from where I sit in my living room,your English sounds pretty good to me,It’s a little after 4 o’clock on Saturday evening and I just finished breakfast,I know , people say I ‘m. Crazy getting up this late in the day,but thats the way I am. I came from Northern Ireland with 20 English pound in my waist band ,safest spot they tell me. They say I talk funny ,but I still talk the same way I always did , it’s the people here who talk a little bit different. Talk to them in your native tongue,see how good they are?Or throw in a few French Phrases to keep them guessing,and get rid of that fear factor. Your house.you pay the mortgage,you call the shots! When I take an application,I tell them “if you’re approved “they’ll call me” and I’ll let you know.who they are? I have no idea, But it has worked for me for 50 some years...........Charlie from Northern Ireland ......a down home country boy..........you be too!.........it works................ --32.214.xxx.xx



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