If you follow this thread on “I need Help” here, you would probably have read that last month I was in the process of becoming a LL myself, and that was what I have become in the past 20 days.
Here are what I have learned and done so far:
[LIST=1]
Asking a locksmith to replace a mailbox lock will cost me a minimum of $60 for the visit, plus the cost of the lock and the labor,
Get a lock in Lowe's and replace it myself only cost $6.78 plus 30 minutes to the store and 10 minutes to install,
All four of my tenants paid on time, and the one that paid late simply because he was out of town but he promised to pay the late fee. I got the payment as promised yesterday,
Tomorrow I will go to the Court to watch the eviction procedure for one tenant, who paid a $1 move-in special, plus $200 deposit in August and has never paid since then,
Since she was evicted by my former PM, so the PM would be in Court too tomorrow.
I have replaced the light bulb of the flood light located on the right back corner of the building, and added a new flood light on the opposite end to prevent illegal activities at the rear of the building, where those thieves broke the window and removed the carpet from the unit as I mentioned in the other thread.
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So far, I’m not in a hurry to replace the carpet, since I’m waiting for the rents from the next three months to finance this extra expense while I am learning on how to screen the tenanst and make sure I’d not be sued for some unknown reason.
Today, one of my tenants who has only been there for two months asked me if I have a 1 BR unit for her daughter? I told her I do have one that need a lot of repair, particularly it has no carpet. The daughter got $1,000 support from the State every month for the housing. I asked, was that a Section 8 support?She said No, but she or her daughter were not looking for Section-8 Housing, because that means living in the project. I asked, what if my unit is approved by the Housing Authority for Section 8 tenant, but she has no idea.
OK, I could not promise her that her daughter can live there, because I still need to get all the forms I need for new applicants, and I also need the repair mentioned above. However, here are a few questions that still bothered me.
[LIST=2]
Could someone that is 19 years old be rejected because she doesn't have a credit history and would that rejection violates the law?
What is the downside of asking the mom to co-sign the application, when she is also my T?
I just bought NOLO's LL Kits from Office Depot, but I'd like to check with a local RE Lawyer if there is anything missing from those forms. Anyone in this forum has any opinion on NOLO Kits for LL?
Is there a good source for LL Kits, specifically the one that can be tailored to be used in Alabama that you guys would recommend beside the NOLO Kits?
What else do I need to pay attention to as a LL so I would not violate the laws?
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Why is the state paying anything for this teenager to have a home? Do they have a special condition or something else? I am curious as it could matter in terms of how you decide. If they have special needs are a member of a protected class, you need to know this.
As to having another tenant guaranteeing the rent, not a great idea in my book. Not because the other tenant might not step up. Just because you are sort of doubling up your risks. Your good paying tenant might not be able to handle two sets of payments.
Thanks for the reply John Corey. I was in a hurry and did not read the letter from the State. In addition, I’m not sure if that is something we can discuss in a forum without violating the privacy law. I will find it out so I know about it as you’ve suggested, and also check with my lawyer. But for the time beeing, I still don’t have extra cash to install new carpet to that unit as well as repairing the broken window.
I appreciate your suggestion, and in case they can wait until I finish the repair, I will check if there is a better solution, since I don’t want to have a disappointed T, as well as being sued for discrimination if I have to reject her application for some reason I found in the application.
The judgment was, T has to move out next Monday. She said she has the money to pay the > $1600 rent she has skipped to date, plus $500 something Court fee. Will wait and see.
Just thought I would mention that I’ve been using Allure flooring from Home Depot rather than carpet recently. Stands up much better under tenant abuse than carpet. Check it out.
Just watched the police handcuffed and took away one of my T. He was listed as an underage occupant and has his girl friend signed the lease. He was not 19 yet when they signed the lease last year. They still have six months to go on their lease, but he told me that he has just broken up with his girl friend. I told him and his friend, some 10 minutes or so before the polices arrival, that he and his friend needed to fill out new applications and going through credit check process.
Just curious, with what that just happened tonight, where I saw the drama unfolded only a few yards in front of me, can I just deny his application and ask them to move out?
[QUOTE=Ben T;887237]Just thought I would mention that I’ve been using Allure flooring from Home Depot rather than carpet recently. Stands up much better under tenant abuse than carpet. Check it out.
Ben[/QUOTE]
Hi Ben,
I just came across this review on Allure Flooring. Is this the same material that you were using?
[QUOTE=JJT03;887242]Just watched the police handcuffed and took away one of my T. He was listed as an underage occupant and has his girl friend signed the lease. He was not 19 yet when they signed the lease last year. They still have six months to go on their lease, but he told me that he has just broken up with his girl friend. I told him and his friend, some 10 minutes or so before the polices arrival, that he and his friend needed to fill out new applications and going through credit check process.
Just curious, with what that just happened tonight, where I saw the drama unfolded only a few yards in front of me, can I just deny his application and ask them to move out?
Thanks,
JJT.[/QUOTE]
I dont know what effect this would have legally but I would start by sending a letter to him stating that the lease is null and void since your tenant moved out (I assume the GF moved?) and they have 3 days or 10 days to be out. You can give them the option of completing an application and make the decision to deny based on that. Id look more into the reason the police were there obviously. Best case scenario…they just move and you find a new and improved tenant.
I just came across this review on Allure Flooring. Is this the same material that you were using?
Thanks,
JJT03[/QUOTE]
Yes, thats the material. I read that review before I bought my first batch of Allure…and a number of other negative reviews, many of which had to do with “stink”. I have to tell you, when I go to the internet to read reviews, I invariable get inaccurate or distorted information. This is a case in point. I think what likely happens is that anyone with a gripe posts it. Guys like me who have had nothing but positive experiences don’t go to the internet to review.
It is important to allow your Allure to sit in the proposed location to acclimate itself. I do that. In fact, I try to do everything that Allure suggests in their installation instructions. I smelled a vinyl smell once when a opened a box for maybe a minute. I have to tell you, I personally like the vinyl smell. Of course, I also like the kilz smell.
My latest installation was on a floor with various dips and uneveness. My contractor spent some time with floor leveler. Then we put down luan. Now we’re putting down the Allure. It looks like it’s going to be my best installation so far.
BTW, the tenant rarely realize it’s not hardwood unless I spill the beans.
[QUOTE=JJT03;887242]Just watched the police handcuffed and took away one of my T. He was listed as an underage occupant and has his girl friend signed the lease. He was not 19 yet when they signed the lease last year. They still have six months to go on their lease, but he told me that he has just broken up with his girl friend. I told him and his friend, some 10 minutes or so before the polices arrival, that he and his friend needed to fill out new applications and going through credit check process.
Just curious, with what that just happened tonight, where I saw the drama unfolded only a few yards in front of me, can I just deny his application and ask them to move out?
Thanks,
JJT.[/QUOTE]
My lease allows me to terminate tenancy based on criminal activity.
[QUOTE=Ben T;887287]My lease allows me to terminate tenancy based on criminal activity.
Ben[/QUOTE]
Thanks, Ben. Yes, my lease also allows me to terminate tenancy for the same reason.
Actually, I got someone to put a padlock on the door then took the key home with me. Around 11 PM, his friend called and asked me, if I could let him in. I simply told him, no. First, I asked him what time it was? He apologized. The I told him that he wasn’t on the list. Unless the lady that signed the contract would call me in the morning, I would not let anybody in.
The next day I called the lady who signed the lease, but my call was picked up by her Mother-in-law, who actually paid the rent. I asked her to speak with her DIL, but she said the DIL was not there. Since she was the one that paid the rent, I told her that I’d like to terminate the lease and would not let anyone in beside her DIL. She said the DIL is out of state, and ask me to give them until next weekend to pick up their stuff. Her son was the one that being handcuffed that night.
I hope to vacate this one, repair the door and rent it again.
[QUOTE=Ben T;887286]Yes, thats the material. I read that review before I bought my first batch of Allure…and a number of other negative reviews, many of which had to do with “stink”. I have to tell you, when I go to the internet to read reviews, I invariable get inaccurate or distorted information. This is a case in point. I think what likely happens is that anyone with a gripe posts it. Guys like me who have had nothing but positive experiences don’t go to the internet to review.
…
My latest installation was on a floor with various dips and uneveness. My contractor spent some time with floor leveler. Then we put down luan. Now we’re putting down the Allure. It looks like it’s going to be my best installation so far.
BTW, the tenant rarely realize it’s not hardwood unless I spill the beans.
Ben[/QUOTE]
Thanks for the info, Ben. Will talk to a few contractors and find out the price difference.
Regarding vinyl flooring, I’ve used Novalis from Lowes with great success (I believe it’s currently called Style Selections). It’s $.99/sq ft - can’t beat the price - and it looks great.
However, it’s important to recognize it’s limitations. The subfloor requires immaculate preparation. Any areas that are not perfectly level will stick out like sore thumbs. If the floor had been previously carpeted, all tack strips and staples must be completely removed, and holes filled in. Preparation of the subfloor takes much more time than installation of the vinyl planks - which is a snap.
Another consideration - once the floor is in place, you need to install base/shoe molding. I found this to be the most difficult part, by far - especially using pre-finished vinyl molding. The vinyl molding - which looks quite impressive - must be glued down, but it tends to warp and must be held on place for a very long time. I tried to nail the stuff in place, but it’s hard as a rock.
In any case, that’s my two cents on the issue of vinyl flooring. It looks surprisingly good - especially given the cost - but it does take a lot of work.
[QUOTE=wordsmth;887294]Regarding vinyl flooring, I’ve used Novalis from Lowes with great success (I believe it’s currently called Style Selections). It’s $.99/sq ft - can’t beat the price - and it looks great.
However, it’s important to recognize it’s limitations. The subfloor requires immaculate preparation. Any areas that are not perfectly level will stick out like sore thumbs. If the floor had been previously carpeted, all tack strips and staples must be completely removed, and holes filled in. Preparation of the subfloor takes much more time than installation of the vinyl planks - which is a snap.
Another consideration - once the floor is in place, you need to install base/shoe molding. I found this to be the most difficult part, by far - especially using pre-finished vinyl molding. The vinyl molding - which looks quite impressive - must be glued down, but it tends to warp and must be held on place for a very long time. I tried to nail the stuff in place, but it’s hard as a rock.
In any case, that’s my two cents on the issue of vinyl flooring. It looks surprisingly good - especially given the cost - but it does take a lot of work.[/QUOTE]
Thanks, Wordsmith. I went to Home Depot and got the quotes for both the carpet and the allure two nights ago. The carpet is much cheaper. That’s why, until I can build up positive cash flow, i think i will use carpet first.
What do I need to have documented in writing, if the T breaks the lease and move out due to the criminal activities I mentioned in the post before this?
I need to repair the door that was kicked open the other night, which also had broken the lock. I also need to remove the padlock. There are few details in the contract that the T has to pay if he breaks the lease. I just want to move on. Thus if they don’t ask for the deposit and leave the apartment without trashing it, i would be happy to let them go. What is the downside of my approach? Do I need them to sign any paper?
What are the down sides if the T ask for cleaning job?
One of my Ts asked me if I could let her do the cleaning job when someone moves out? I don’t know her and they just moved in a month before I took over to manage the apartments myself. I’m not sure if I could trust to leave the key with her. I also don’t know what should I ask her to do beside some household cleaning, like cleaning up the kitchen and appliances, BRs and Bathroom, vacuuming the floor etc.
What is the norm here? My PM charged for cleaning varied. I spent a lot of money in the name of cleaning after some T moved out. I could safe some money here, but what is the rate to pay her?
Any suggestions? She is the mom that would like her daughter to move in to my 1 BR apartment.
Will wait and see.