If you are a landlord, please answer the following questions. Thanks in advance for everyone's responses..
Answer:
I have 23 rental properties, and I can handle 2 tenants with the same problem differently. There are alot of ways to deal with non payment of rent. If you are a "new" tenant and lets just say this is your second month in the house, your rent is due on the 1st ( I DO NOT give any grace period ) and its now the 3rd and you havent paid. I will normally mail you a letter stating you now are late and there is a $50 late charge. On the 10th the late charge will then become $75, if by the end of the month I get no calls, no visit with an explanation I will then issue a 3 day notice, then after the 3 days and I get no response I will then file for eviction thru the court. If you are a tenant thats been in the house for awhile and havent been late and pay late once, I dont worry about it. If a tenant is late and they call me with an explanation, I will work with them. Ok so thats 1 & 2. AS for #3 there is no fool proof way to know that. Most landlords either wont ask ex-landlords for a few reasons. Some people think if they cant eat off the floor then your a slob, some others will think oh well they ripped out all my new carpet its no biggie. So asking a landlord how did they take care of the place sometimes you wont get a realistic answer. #4 In Florida I have 30 days to either A) return the deposit B) send a certified letter stating all damages and the amount if any of the deposit I am returning. I have kept most of my security deposits, people dont realize the costs of repairs and if they dont pay the late charges I keep track and take it out of the deposit. I have never been forced to return a security deposit, and most of the time the deposit dosent cover all of the damages and after doing this many years I found you cant get blood from a stone, so I dont even bother going to court. I hope this answered all of your questions, and if you need any additional info just holler. Regards KG
you should watch the peoples court there are always cases like that on there.
Lots of questions there..
1) Depending on the state, you will serve the nonpayer a legal notice to pay.after that time expires you file for court date in justice court or small claims court. The judge will award you a judgement and then if they still dont pay with all fees you incur you can legal lock them out, with help from law enforcement.
2)If you are small time landlord and cant afford to lose a tenant, try to work with them as long as you can afford to. Sometimes people just have one bad issue that screws up their whole month.
Otherwise, follow the laws of your state that the property is located.
3)Verifying past rental history is the best way to find good tenants. When verifying, ask very specific questions, but don't offer info to make sure you actually got the old landlord and not some friend of the potential tenant. There is never a guarantee though. High deposits help, but again, in most states, the legal limit of deposits charged can be regulated.
4)You can only keep portions of the deposit that you need to get the property back to the condition that the tenant got it in. If it had crap carpet and the tenant trashed it to the tune of replacement, you may not be able to charge full replacement, just the value prorated. If you have to paint, then the actual charge of the job. If you decide to rehab the place but the tenant didn't cause the damage, then you can't keep it. Also you can keep any legal fees, etc that you had to pay to evict. You are forced to return the deposit if it is owed to the tenant. Most states also have a legal deadline that you MUST return deposits too.Just do your reasearch or hire a professional management comany to manage your investment..
GOOD LUCK
Well you must contact the ministry that governs such things in your state.
I am from Canada and usually when you rent and your tenants are behind you can serve them with eviction notice after two weeks of being behind, if they pay up before the end of the month though the eviction notice becomes void. If it is habitual you may have a case though you have to contact rental agencies.
Asking for references is a good way and calling those references before you let them on your property but beware many landlords are so happy to be rid of the bad eggs that they are willing to give good reports even if they were the worst tenants they ever had, so may I suggest that the local property owners ban together to protect from tenants that abuse your porperty.
Take pictures before you show the house and let the tenants know this, it may discourage outrageous parties and don't be afraid to include that the deposit is payable before posession and that will be retained for repairs due to exessive wear and tear, such as burnt carpets, broken windows holes in walls (not nail holes for picture hang up), damage caused by not reporting to you a water leak, (because water damage can be extensive) also state that you remain the right to inspect the unit upon 24 hours notice at least once a year. They will know that you are a wise landlord and won't put up with any nonsense. Pictures do save judges a lot of debating.
The MINUTE a tenant is late, I tape a FIVE DAY NOTICE to the door and mail a copy. I want to start the legal eviction clock ASAP. They may pay, they may not, but I don't wait for excuses.
I'm polite but firm.pay the rent and late fees. ( My lease says rent is due by 3:pm - at 3:05p I tape the Notice. My current tenant pays days early - lucky me.
The critieria I use has helped me avoid deadbeats: credit score above 620; local bank account at least a year old in good standing; AND PROOF of Renters INSURANCE before keys are given.
Your state has very specific rules regarding deposits. Google your state and Landlord/Tenant laws ..you must be aware of your state laws before you start renting..if you unwittingly violate state law (ignorance is no excuse) judges can happily award the tenant "double damages".
IN AZ, I have only 14 days to give the deposit back or a letter explaining in detail why I kept it. some states are up to a month.
Also, every state allows for inspection if you give proper notice and don't harass or expect to walk in whenever you like.
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