4 months rent in advance

At least in PA, it's difficult to get someone out when you have prepaid rent. I did rent a house one time and received 2 years of rent paid in advance. Ask me how I know it's hard to get someone out.

In the long run i did make out on the deal. However,i wouldn't do it again.

Good luck with whatever you decide. --73.236.xxx.xxx

4 months rent in advance (by S i d [MO]) Posted on: Jan 8, 2018 4:22 AM
Message:

What's their reason? Student, or perhaps a teacher who only gets paid 9 months out of the year? More info, please. --173.19.xx.xxx

4 months rent in advance (by WMH [NC]) Posted on: Jan 8, 2018 4:26 AM
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Are they new, you mean? Because with a regular tenant I'd say sure, because I'd know something about them. Maybe ask? --173.22.xx.xx

4 months rent in advance (by gevans [SC]) Posted on: Jan 8, 2018 4:38 AM
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Tax refund money?

I'd take two months rent and double deposit, if your state allows.

Then you can file eviction in 2 months and have money for damages. --98.122.x.xx

4 months rent in advance (by Roy [AL]) Posted on: Jan 8, 2018 4:45 AM
Message:

I am meeting with this Zillow prospect for the first time at the house at 9:30a.m. So far, I have talked to her on the phone twice (I answer my phone) and she has sent me 4 text messages. In one of her text messages, she mentioned her desire to pay 4 months rent in advance,..if I approve her application.

Again, I will meet with her in 3 hours and get the application that I e-mailed her.

When I meet her,...I do need to ask some probing questions concerning her financial situation,...what should those questions be?

--68.63.xxx.xxx

4 months rent in advance (by Ken [NY]) Posted on: Jan 8, 2018 4:54 AM
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Ask her why but realize if she doesn't qualify she may be offering it to influence you into renting to her where you otherwise wouldn't --72.231.xxx.xxx

4 months rent in advance (by Steve [TN]) Posted on: Jan 8, 2018 4:59 AM
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Possibly wanting to operate a criminal enterprise in your rental? --68.156.xx.xx

4 months rent in advance (by S i d [MO]) Posted on: Jan 8, 2018 5:03 AM
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"what should those questions be"

Why does she want to pay 4 months in advance?

This is a common tenant tactic to get unwary/greedy land lords to overlook an eviction, a lack of current employment, etc. Don't be fooled. Get the answer before you agree to meet her.

If she's making regular, decent income but has legit concerns for why to do this, then go for it. If it's because she's broke as can be but has a tax-refund anticipation loan coming in an is trying to "wow" you with a large chunk of cash, then no way.

The number of legit reasons for prepaying are VERY few. Proceed with X-treme caution. --173.19.xx.xxx

4 months rent in advance (by Roy [AL]) Posted on: Jan 8, 2018 5:07 AM
Message:

Ken (NY)

I was thinking the same thing as you. If I reject her, she will not have a problem finding another LL who will take her money. Rent on this house is $695.00/month plus $600.00 deposit,...do the math.

She told me on the phone she employed as an LPN with 10 years experience. I will verify this with pay stubs.

--68.63.xxx.xxx

4 months rent in advance (by Roy [AL]) Posted on: Jan 8, 2018 5:15 AM
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Thanks Sid for your answer. I will ask the questions and I hope I can get truthful answers. I do have other applicants for this house. --68.63.xxx.xxx

4 months rent in advance (by plenty [MO]) Posted on: Jan 8, 2018 5:52 AM
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NO, she can pay like everyone else. No smart person would do such a thing, and you only want to rent to smart people. Ok maybe not smart but savvy people.

They all say what they have to say to avoid saying what they will say. So she was not getting into places or appointments to see until she started chatting "I have money, you want it?" and then after all the paperwork is in, or she finds a LL that doesn't need an application, just the smell of the money,,, then she's in and whatever it the real reason is shoved under the rug. So have your appointment, ask your questions, trust and verify. --184.206.xxx.xx

4 months rent in advance (by OKHMBLDR [OK]) Posted on: Jan 8, 2018 6:04 AM
Message:

Yes, I would take the 4 months in advance.

But, I would collect with one certified check or money order for the deposit, and four checks for the monthly rent to be held in your possession (escrow) until the first of each month, then deposited.

That way if she needs to go earlier, you could still evict, but with the understanding any unused rent would be returned.

OR,

You collect the deposit, then the first months rent is $2780. Second third and fourth month is $0, fifth month and following is $695.

BUT FIRST, she must pass your screening and be a good candidate, or all is fruitless. --68.12.xxx.xxx

4 months rent in advance (by Andrew, Canada [ON]) Posted on: Jan 8, 2018 6:24 AM
Message:

And I would think this is a tenant wanting to entrap an Ontario landlord.

This scam happens here.

The tenant will offer numerous months rent in advance. The unsuspecting landlord accepts. Once the tenant moves in they take the lanlord to the landlord tenant board and the landlord must refund all the excess advanced rental payments.... and maybe pay a fine.

The tenant then stops paying the rent and the landlord finds they have just allowed a professional tenant into their property.

In ontario landlords are only allowed to collect first and last months rent.

If a tenant offers me more than first and last, its a red flag to me. --65.94.xxx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 8, 2018 6:30 AM
Message:

I don't know why this would be a problem, except for the fact that my rental management software won't allow me to book rent paid more than 3 months in advance.

Also, pre-payment of rent does not preclude you from enforcing other terms of the lease.

If they pay 3 months of rent, and then in the second month begin having loud parties at 10 PM, you can handle the same as with any other tenant. --76.120.xx.xxx

4 months rent in advance (by Vee [OH]) Posted on: Jan 8, 2018 6:55 AM
Message:

Using an escrow account and the -exclusive use- lease clauses it should be easy even if filing an eviction the -rent-is only paid in monthly amounts, so you need an application for everyone over 18 - same old same old process to get the info on relatives who can receive legal notices and you get paid faster when you bill for damages - it comes from the escrow account! No chasing frogs around.... --76.188.xxx.xx

4 months rent in advance (by RB [MI]) Posted on: Jan 8, 2018 6:56 AM
Message:

The answer (Proof) is in the Pudding.

Screen x3. (effort)

Put All the Cards on the table.

For the Record:

I have excepted 6 Months in advance, several times.

Following My own advice, (above)

it worked out.

The money goes into (Tenant) Escrow and is Withdrawn, Monthly. --47.35.xx.xx

4 months rent in advance (by Stephen [ON]) Posted on: Jan 8, 2018 7:18 AM
Message:

There was a court case here in Ontario that said that if it was purely the tenant's idea and not at all suggested by the landlord then it was OK for the tenant to pay rent in advance. You can immediately see the problem, the unscrupulous professional tenant is liable to go to the LTB and claim the money back once they are in, saying that they were coerced by the landlord into handing the money over.

On my most recent leasing journey I was offered advance payment of rent twice, both by professional tenants. One had a string of notices for late/non payment of rent. Another admitted to having horrendous credit. No thanks, at any price, with any amount of advance payment, because the likelihood is the advance payments will be the only payments. Rent in advance payments in Ontario at least are only for the unwary.

Andrew, ON I posted a couple of responses to yours under my thread headed Progress. You will have to page back in the list of threads to see it now but it has some information about the craziness in SW ON and it may be relevant in thinking about how things have gone in the GTA. --76.67.xxx.xxx

4 months rent in advance (by Roy [AL]) Posted on: Jan 8, 2018 8:52 AM
Message:

I have met with this applicant and have rejected her. Multiple red flags here, too many to list. I also got reminded why I do not do 'lock-box' showings,...this lady was dressed like a low class hooker.

I will list some of the red flags when I have more time,..4 months advance rent was minor compared to all of the other red flags.

--68.63.xxx.xxx

4 months rent in advance (by J [FL]) Posted on: Jan 8, 2018 9:39 AM
Message:

"this lady was dressed like a low class hooker"

I was going to say, before you posted this, that the couple times I've had someone want to do these advance payments it turned out they were involved in a criminal life (one had several drug dealing arrests) --72.188.xxx.xx

4 months rent in advance (by Oregon Woodsmoke [ID]) Posted on: Jan 8, 2018 10:15 AM
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The reason applicants offer a big chunk of cash is that they want the landlord to look at the money not at the person.

The only time I might do it is if I had a college student with good credit and good landlord references who was getting his rent paid through a Pell grant.

The Pell grant pays in a lump sum at the beginning of the semester, so I'd get my money while it was available. But the applicant would have to screen well. Generally I only take college students with a parent cosigning. --174.216.xx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 8, 2018 10:17 AM
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I fail to see the disadvantage of accepting rent in advance. --76.120.xx.xxx

4 months rent in advance (by LYNN [MA]) Posted on: Jan 8, 2018 10:30 AM
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That would be illegal in my state to take 4 months rent up front. --38.142.xxx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 8, 2018 10:34 AM
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Lynn, how do you know this? That sounds a little farfetched, to be honest. Did you hear it from a friend, a lawyer, a tenant, etc. Do you know which statute says that? --76.120.xx.xxx

4 months rent in advance (by Deanna [TX]) Posted on: Jan 8, 2018 10:45 AM
Message:

Had a guy who had hundreds of acres for deer hunting in our area. He was from about an hour or two away, though, and was in the process of building a cabin on his own land. But he was looking for a more local place to host his hunters, who would come from other states.

He found me on Zillow, and asked if he could have a discount if he prepaid for 6 months, which was about how long he thought it would be for his place to be finished. The price was $460/mo; it was October; six months would take me to April; I said I would give him $440/month and a 6-month lease if he prepaid. I knew he was renting it out at $75/night for his hunters, minimum of 2 nights, and usually had 2-4 hunters in a weekend. So I knew he was going to make plenty of money off me, but deer hunting doesn't involve dogs, and I was okay with it to get me to the spring, when I could try again.

We set a time and a place for the keys, paperwork, and exchange of funds.

He showed up to lease signing with the $350 SD, but not the $2640. "Oh, I figured I would just get the keys today, and we could spend a couple of weeks getting the furniture moved in, and..."

We didn't sign any papers that day. He didn't get any keys. It's January, and the house is still empty... but that's okay.

So-- yeah. Knowing motivation is key. I was comfortable with his motivation, but most people don't have their motivation structured as a real-life biz with advertising and other easily-findable facts. --96.46.xxx.xx

4 months rent in advance (by S i d [MO]) Posted on: Jan 8, 2018 11:18 AM
Message:

I think we all agree it would be advantageous to accept x-month's rent in advance so long as it A) doesn't violate our state laws and B) it isn't a smoke screen for otherwise bad references.

I took 6 months prepaid for a lady in July. 100% her idea to avoid having to come to bank every month. She "doesn't do electronic payment." Ok, whatever. We just put it into escrow then draw off one month's rent on the 1st of each month. Works for us. Might ask your attorney if that would get your around any laws to the contrary. --173.19.xx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 8, 2018 11:24 AM
Message:

Seriously, is this a violation of state law in some states?

I don't know how a state could limit how far in advance a tenant could pay rent.

I'd love to have someone cite the statute in question. --76.120.xx.xxx

4 months rent in advance (by OKHMBLDR [OK]) Posted on: Jan 8, 2018 12:40 PM
Message:

I've only done it once...1st year law student was applying some of his student loan money for his year lease and wanted to pay all up front. I took it, and he and his wife were good tenants. --68.12.xxx.xxx

4 months rent in advance (by AllyM [NJ]) Posted on: Jan 8, 2018 7:04 PM
Message:

When one of the 9/11 terrorists, Mohammed Atta, called about one of my units back in 2000, he wanted to pay cash and said he would "not be around a lot". Watch out for that kind of behavior from people who are here to do us harm and don't want the landlord coming around to see what they are doing. Without discussing the applicant's appearance or nationality, you have my warning. --73.33.xxx.xxx

4 months rent in advance (by cjo'h [CT]) Posted on: Jan 8, 2018 10:22 PM
Message:

Here in Connecticut I don't know if it is the law or not, but I have taken several times the monthly rent from a tenant up front and never had any problems.They had usually a logical explanation.I also wouldn't worry too much about terrorists,after all look at who we have to represent us,the biggest shyster around.I also would have more like a month and a half as a cleaning deposit.charlie............................................................... --174.199.x.xxx

4 months rent in advance (by cjo'h [CT]) Posted on: Jan 8, 2018 10:35 PM
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Roy, how do you know what a hooker looks like?One time in New Haven a few years ago had a problem on Chapel Street with ladies of the night.Most of them were better dressed than the top Dior models,and more classy looking.So I wouldn't dare make a distinction.Of course,remember,I'm only a country boy......charlie........................................................................... --174.199.x.xxx

4 months rent in advance (by cjo'h [CT]) Posted on: Jan 8, 2018 10:42 PM
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And sometimes a little slow? You know the kind.Bloor street in Toronto had their fair share...........................................................................Och aye........... --174.199.x.xxx

4 months rent in advance (by Roy [AL]) Posted on: Jan 9, 2018 12:34 AM
Message:

Charlie said, "Roy, how do you know what a hooker looks like?'

In mid-80's, I lived in southern CA for 3 years while attending college. At that time, the only section of town I could afford to live in was the 'red-light district'. For me it was more of a learning experience anything else. --68.63.xxx.xxx

4 months rent in advance (by Roy [AL]) Posted on: Jan 9, 2018 1:04 AM
Message:

Charlie one more thing,

While attending college and living in the 'red-light district', I also had a job working as an all-night desk-clerk in sleazy downtown hotel. I actually rented hotel rooms to prostitutes would come to this hotel to ply their trade. Believe me, to this very day, I can still remember the aroma of that cheap perfume. --68.63.xxx.xxx

4 months rent in advance (by Andrew,Canada [ON]) Posted on: Jan 9, 2018 6:06 AM
Message:

Jeff (CO) you asked of actual wording from rental laws stating we can not collect more than one months rent deposit....here it is, a direct quote from the ontario landlord tenant website.

"Rent Deposits and Other Charges

Can a landlord collect a rent deposit?

A landlord can collect a rent deposit as long as they ask for it on or before the day that the landlord and tenant enter into the tenancy agreement. The rent deposit cannot be more than one month's rent or the rent for one rental period, whichever is less. For example, if rent payments are made weekly, the deposit cannot be more than one week's rent; if rent payments are made monthly, the deposit cannot be more than one month's rent.

The rent deposit must be used for the rent for the last month before the tenancy ends. It cannot be used for anything else, such as to pay for damages." --65.94.xxx.xxx

4 months rent in advance (by LYNN [MA]) Posted on: Jan 9, 2018 6:33 AM
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In MA you are only allowed to collect 1st last, security, key deposit upon move in. --38.142.xxx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 9, 2018 6:39 AM
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I seriously doubt that, Lynn. --76.120.xx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 9, 2018 6:41 AM
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Andrew, I wasn't questioning security deposit laws. I was talking about the subject here - rent paid 4 months in advance.

Some folks here have said that that's illegal. I am challenging that statement. --76.120.xx.xxx

4 months rent in advance (by Steve [MA]) Posted on: Jan 9, 2018 8:01 AM
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Jeff[CO],Lynn [MA] is correct in MA the most we can collect is first, last, SD equal or less than the first and a "reasonable"

key / lock fee. --72.93.xxx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 9, 2018 8:07 AM
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Steve, can you cite the statute that says that it is illegal for a landlord to accept more that one month's rent at a time? --76.120.xx.xxx

4 months rent in advance (by Steve [MA]) Posted on: Jan 9, 2018 8:09 AM
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Jeff[CO] Massachusetts General Law Chapter 186, Section B and regulations of the attorney general at 940 CMR section 3.17 cover this. --72.93.xxx.xxx

4 months rent in advance (by Jeff [CO]) Posted on: Jan 9, 2018 8:12 AM
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Apples and Fords. They cover security deposits there. That's not what we're talking about. --76.120.xx.xxx

4 months rent in advance (by Ray-N-Pa [PA]) Posted on: Jan 9, 2018 5:34 PM
Message:

I wonder if hookers go by grades like we use in our rental units........She was a Class D looking to rent a class C but she had no class --24.101.xxx.xxx

4 months rent in advance (by cjo'h [CT]) Posted on: Jan 10, 2018 4:09 PM
Message:

Roy,probably some of those people you came in contact with,were fairly honest.maybe much more honest than some of the tenants we come in contact with today.?... ..And .Miss Ally Mohammed Atta too was being honest, he really wasn't around too much,Was he?..........charlie..... --174.199.x.xxx

4 months rent in advance (by David [KY]) Posted on: Jan 11, 2018 4:51 AM
Message:

If she passes your screening, why not? I would have her separate the first month/security and 3 months additional rent. I would put the 3 months rent into a separate escrow account that I pull once a month. I would also write this all out and have us both sign it.

I don't see the harm but I would make sure she knows that "I will" be coming over to inspect the place and make sure everything is up and running ok. When people ask why.... I tell them, well the house has been vacant for a little bit so we want to make sure everything is working perfectly for you, blah blah blah. --196.52.xx.xx

4 months rent in advance (by mike [CA]) Posted on: Jan 15, 2018 11:25 AM
Message:

it's a hustle. she'll have a BS rap and a cashiers check that she forged. her credit will STINK, her breath will stink, her house will stink, her dog will stink. Zillow? don't waste your time.

and hear hear! for the "no lockbox" rule...not on a dare --76.176.xxx.xxx

4 months rent in advance (by Dan [IL]) Posted on: Jan 19, 2018 7:52 PM
Message:

It's quite ironic this subject came up, for here is a different, but strangely similar scenario:

I had just shown an apartment to a real estate agent. She represented an out-of-town client. The client desired a Feb.1st move-in date. During the showing, the agent asked me that if the client paid four month's rent in advance, would I lower the $1,085.00 rent by $20.00? Now, I have never heard this request before. I instinctively went into a defensive mode, stating "I do not have the authority to make such a decision. I have to confer with my boss, and get back to you." (BTW, that "Boss" is my other partner living in my household.)

I had to ponder this one over. As others have stated in this string, the basic question was: "Why do you want to do this?" For one thing, it isn't four months advance rent, but actually THREE - since the first monthly rent would be immediately due and payable. (So no discount there.) Then why should I discount the rent for the remaining eight months, when it would be paid when due? My conclusion ... I would grant the discount for the three months, subject to proper screening, employment and income verification, and for nothing else. Otherwise, no deal! What does everyone else think? --99.203.xxx.xxx

4 months rent in advance (by Don [PA]) Posted on: Jan 20, 2018 9:19 PM
Message:

Jeff, in penna. a ll can only have first month's rent and a security deposit equal to no more than two month's rent. A judge could decide that requiring prepaid rent of four months is a type of security deposit and it exceeds the allowed amount. If it ids in the lease, it is required, no matter who's idea it was. If a tenant just sent you advance payments even though they did not have to, that would be ok. --73.141.xxx.xxx

4 months rent in advance (by Laura [MD]) Posted on: Jan 25, 2018 11:42 AM
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I my county it is also illegal to take prepaid rent. There is the fear that folks with bad credit will be 'required' to do prepaid rent. --108.51.xxx.xxx

4 months rent in advance (by Laura [MD]) Posted on: Jan 25, 2018 12:13 PM
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A little addition to my response. It is statewide for Maryland. You can collect up to 2 months rent (as security deposit/ or whatever you want to call it) and first months rent. You can NOT collect ANY additional monies beyond the equivalent of 3 months rent ...2 months security deposit & first months rent.

So collecting additional monies beyond the 3 months rent equvalent amount and calling it prepaid rent, or pet deposit, or any other name puts you over the amount of money you can collect upfront. Upfront money can not exceed the equivalent of 3 months rents. There is an 'earned' vs 'not earned' thought process in the collection of upfront monies. --108.51.xxx.xxx

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