How many LL's here would admit to having a few deadwood tenants that you would like to get rid of but just can't find the time to issue a 30 day notice to vacate?

I am referring to tenants who pay rent (always late) and are just a PITA to deal with on a monthly basis. In addition to being a LL, I am playing the role of babysitter with these tenants.

I have 2 such tenants right now. One has been with me for 5 years and the other going on 3 years. Both are single males too.

NE,

There is more involved here than just sticking a note on the door. Having to deal with another vacancy when you already have 3 vacancies as it is now. I keep thinking that as soon as I get all of my current vacancies filled, then I will have time to deal with the deadwood. Plus, since early June, I have been dealing with 2 major rehabs (back to back) which consume most of my time.

NE,

'Suck em dry until you can't anymore',...you have a way with words. LOL.

I've only had one in all my years I didn't want. Only reason was he kept up with racial stuff-- any time he called always made uncomfortable remarks-- at least in my way of thinking. He's the tenant that told the judge he didn't race bait me with racial stuff and then called me a cheap JEW in court.

I've had others use remarks like you don't like black people-- but usually in the heat of the moment. I explain forthwith-- I don't stand for that and to talk to me properly or the conversation will be over. Out of 63SFH's we have 3W-50B and rest mixed race.

I have a couple right now that pay on time but ask for stupid stuff. The last one was a complaint that the bottom of the toilet was leaking. Stupid me did not go over and check this out first as I was dealing with my partner who had just been diagnosed with lung cancer. I simply sent over the plumber we used who found nothing wrong but sealed the toilet. In truth the tenants should have paid the $95 bill for a useless visit.

With their check she requested I now paint the inside of the house (she has mentioned this before and I have ignored it). I have no intention of doing this. One more request and I will either raise their rent (it has remained the same since they moved in 3 years ago) or give them a 60 day notice to move since they are now month to month tenants.

My partner did pass away in July and I am still dealing with that. In truth, I currently find myself no longer really caring about the rentals and tenants. I am hoping this is just something temporary that goes along with losing someone I had been with for 19 years.

I say get rid of deadwood before you regret not getting rid of them because they bring in the bugs, stop paying, cause $ damage. Each time I don’t, it blows up bigger and I think I really need to learn this lesson.

For one set of tenants, their daughter is in my son's class, and did some extracurriculars with him. You can't really avoid that in our small town. But because of it, I let them get away with stuff I normally wouldn't have been so flexible on. Like, "My mom is in the hospital, and I need to take care of her dogs" in a no-pets house. A year later...

The previous tenants had been really rough on the carpet. (Our last carpeted place.) We were like, "Let's clean it and see if it rents; otherwise, we'll have to redo the flooring."

So, of course it rented, even with the rough carpet. But now, I'm going to have to refloor the whole place, and do a full repaint, and probably do some stuff to the exterior... it will be a significant turnover.

I'd rather keep them trucking along at $x/month, even if it requires more babysitting on the rent, rather than having to stop what I'm doing elsewhere, take it off the market for a month or so, and pay for a major renovation. The extra work that goes along with keeping them is the choice I make to keep my budget focused where I want to focus it, so that when I finally do choose to deal with the turnover, it affects me less.

Roy, buddy!

I hear you. 3 vacancies is a lot for those of us who don't have 100+ units yet. However, I think we are training ourselves now for when the day comes when we do have a lot more rentals and a lot more issues to deal with.

So, with that in mind, let's think what can you do to make things better.

Brad 20Ks advice about TAKING rent vs. waiting for it may be a good place to start. Late pays will be late if we allow them.

Also, I know you charge late fees. Keep doing that. Do not let it slide or discount them.

Finally, I think you have to have a "drop dead" point where the question gets answered. So decide what that is for you, then stick to it. If it's 7 days, 14 days, a month...whatever. Or maybe a number of lates: 3 lates in any 12 month period means you non-renew....or whatever.

Basically, I'm saying you have the power to set the boundaries of what you are prepared to tolerate. The key then is to stick with them.

Every business owner has to deal with late pays, slow pays, no pays. I can't imagine my employer (Fortune 500 company) would have every grown into who they are today by continually making exceptions, even when times were tough. We grow our minds when we find ways to deal with those who would take advantage of us.

Gail K, so sorry for your loss. Take the time you need for you.

I read a blurb by a high profile CEO of GE (Jack Welch?), in which he stated that every year GE fired 10-12% of its workforce. The section was made by identifying the low performing employees in each department.

Only one fits that description but rehabbing that giant unit would be a pain and I would lose rent for at least two months. So they pay and stay but I have to play along. That's why they call it work.

Sisco, you intrigued me with that post so I did a Google search and found several interesting references. Apparently, there was some confusion. His comment was in response to someone asking about improving workforce. It was a rhetorical question: "Would firing your worst 10% improve your performance as a company? Then DO IT!"

So...basically there are no sacred cows and don't be afraid to do something drastic if it means you will improve.

Overall, his point was that one shouldn't keep low-performing employees, not that we should systematically fire 10% every year. So overall, yes, the point is valid! Just not quite as draconian as I first thought when reading your response.

In my city, if a tenant is late, you can start eviction for "non payment of rent".

If they pay late, you don't have to accept the rent or the late fee, and start eviction immediately. If you end up in court, your wish will be granted.

Sid,

I got a call today from my 5 year deadwood tenant. He finally got approved for a MORTGAGE on a house and his closing is this Friday! He told me he would be out by next Monday.

I have one that needs occasional reinforcement as to who's in charge. I'd love to see her go, but it's convenient to keep her for now.