Posted by Michael(KCMO) on July 26, 2008 at 09:34:06:
Shawn,
For specifics on screening, I recently posted about my process. For what it’s worth, you can review that string here:
http://www.creonline.com/mobilehomes/wwwboard4/messages/76384.html
All the Best,
Michael(KCMO)
“tenant trashing a rental” clause - Posted by Keith Cag in La.
Posted by Keith Cag in La. on July 18, 2008 at 17:56:26:
what suggestions do any of you have for recourse against a tenant trashing a home? I was wondering if it would be possible to put a lien on their car (if they own one) or something else of value as an inceintive not to trash a home. That would help to give me some leverage against trashing a home and help cover my exposure if the place is trashed. thoughts…
Re: “tenant trashing a rental” clause - Posted by tim (nc)
Posted by tim (nc) on July 20, 2008 at 19:58:25:
Just wanted to put my 2 cents in on this topic. I just had a lonnie deal handed back to me and imho this isn’t very diffent from renting except when renting, I own the dirt. Anyway, I’ve had payments mailed to me early for the past year and the husband just had his job transferred 80 miles away. I met the wife at the trailer as she was cleaning the carpets and the keys were handed to me. In the past year they painted, installed carpeting and put in a ceiling fan. This could have been ugly with only lawyers making money but instead, I got the home back in better shape than when it was sold. I do my best to treat all of my buyers (and tenants) with respect and in return when we part ways, my goal is to make it amicable.
Best of LucK
Tim
Re: “tenant trashing a rental” clause - Posted by Karl (Oh)
Posted by Karl (Oh) on July 20, 2008 at 16:39:47:
My experience is similar to Ryan’s. I have a relatively high turnover with Lonnie Deals, but I can’t remember the last time a buyer “trashed” a home. (Someone leaving a terrible mess that can be cleaned up in 4 or 5 hours for $50 is usually the worst I’ve seen).
Interestingly, banks repo’s seemed to get trashed all the time. I think its because the bank collector’s call and threaten and yell over the phone, and they’re in another state, so the folks usually put their foot through every wall when they leave out of spite. We’re much kinder when we kick someone out of their home, so the homes come back in better shape.
By the way, John Merchant, when you say “tough screening”, how tough are you exactly? Just wondering. We sell homes all the time to folks with terrible credit, but fair to good rental history and no, or almost no, criminal history. If we waited for a good credit buyer to come along, we’d never sell a home.
Karl
Tough pre-screening best defense - Posted by John Merchant
Posted by John Merchant on July 20, 2008 at 09:07:10:
I’ve had two or three pretty badly trashed places, at least one precipitated by H & W fight and split where one was getting even with the other for something…and I, the landlord, took the hit.
One was Sec.8 when I was just learning this business and thought that HUD checked out and guaranteed the quality of the T.
Big and costly mistake on my part.
They don’t!
Since I’ve joined and been using services of Rental screening outfit to check credit and criminal records, and calling references, I’ve had no more trouble.
Re: “tenant trashing a rental” clause - Posted by Ryan (NC)
Posted by Ryan (NC) on July 18, 2008 at 20:10:41:
What Joe said… Trashing of a unit is VERY rare!
Since I’ve been doing this I’ve had 2 units that I would consider Trashed, one was against a spouse and was not directed at me but by God if that SOB is going to get the house He ain’t getting nothin… Guess who ended up with the house.
Putting a person in a unit and suffering damage is a risk of doing business, I’ve repo’ed, evicted, ask folks to leave probably well over 100 times. 2% trash out rate is better than banks do with foreclosures on upper middle class single family homes.
Treat people with respect and let them know that you are sorry but business is business and you’ll be ok! Most of the landlord stories that you hear are the stuff of urban legends.
Best wishes,
Ryan Needler
Re: “tenant trashing a rental” clause - Posted by joe-ga
Posted by joe-ga on July 18, 2008 at 19:27:09:
some good reading on this subject at…www.Mrlandlord.com
Balancing act - Posted by John Merchant
Posted by John Merchant on July 22, 2008 at 20:22:36:
How tough do I screen?
Depends on how much down pmt I can get.
If it’s negligible, and the would-be buyer has a really lousy record I feel I’d soon be back in there and have a good bit of repair work to do so I probably would reject that MH buyer.
The criminal is important and I want no felons in my MHs no matter what they might be able to pay.
Our MHPs are in general pretty tough here and the time or two I got in trouble, that was caused in part by the glowing recommendations of the MHP mgr who did a pretty poor job of screening her applicants.
But I agree with Karl, and if I can get enough cash down, upfront, I’ll pass nearly anybody but the felon.
Tough Screening - Posted by Shawn Sisco
Posted by Shawn Sisco on July 20, 2008 at 19:16:03:
Karl, I want to jump in here as I have found the posters on this forum and the MHU forum to be less specific in the area of res. screening than any other topic. I was interested in your emphasis on criminal behavior as the issue that you can’t deal profitably with. I have found a customer that has no paid as agreed accounts on their credit report as a tennant that I never can get to pay or follow any other terms of the lease. (I’ll still do the deal with BIG downpayment)Of course, if the applicant is out of budget (my rule-over 35% of income for housing cost)that has never worked out well either. So, as you can imagine, I reject a lot more applicants than I approve. Each time I have vacancies stack up I start to think about effective ways to deal with some of my rejects, and each time I try dealing with them, I go backward. Is it possible to have and maintain (profitably)a nice MHP with a stable base of residents while admiting some unstable ones?
Re: Tough Screening - Posted by Maurice
Posted by Maurice on December 12, 2008 at 11:58:48:
After 35 years in the landlord business my motto is lower your price, never lower your standards.
It is NOT possible to maintain a nice MHP (or apartment house) with even ONE crumbum. Start letting in the bums and the place will deteriorate. Soon decent tenants won’t even apply. All you will be able to get are derelicts. This is an awfully hard situation to turn around, it’s best not to get into that situation to start with.
Your place needs to be maintained in top condition and your prices have to be reasonable to attract good residents.
First the place has to be in good shape and well managed. After that, if you are having trouble finding good applicants, advertise advertise and if that doesn’t work, drop your price.
Everyone is looking for a bargain. You don’t have to drop your price much just enough to be a little lower than the next best. People will drive across town to save $50 or even $25 per month.