Hold her or Fold her?
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Hold her or Fold her? (by NE [PA]) Mar 2, 2019 7:56 AM
       Hold her or Fold her? (by #22 [MO]) Mar 2, 2019 8:00 AM
       Hold her or Fold her? (by WMH [NC]) Mar 2, 2019 8:22 AM
       Hold her or Fold her? (by Oregon Woodsmoke [ID]) Mar 2, 2019 8:32 AM
       Hold her or Fold her? (by NE [PA]) Mar 2, 2019 8:33 AM
       Hold her or Fold her? (by Barb [MO]) Mar 2, 2019 8:34 AM
       Hold her or Fold her? (by Oregon Woodsmoke [ID]) Mar 2, 2019 8:35 AM
       Hold her or Fold her? (by Oregon Woodsmoke [ID]) Mar 2, 2019 8:38 AM
       Hold her or Fold her? (by Busy [WI]) Mar 2, 2019 8:47 AM
       Hold her or Fold her? (by plenty [MO]) Mar 2, 2019 9:06 AM
       Hold her or Fold her? (by NE [PA]) Mar 2, 2019 9:14 AM
       Hold her or Fold her? (by plenty [MO]) Mar 2, 2019 9:48 AM
       Hold her or Fold her? (by NE [PA]) Mar 2, 2019 9:50 AM
       Hold her or Fold her? (by plenty [MO]) Mar 2, 2019 10:15 AM
       Hold her or Fold her? (by CX [WA]) Mar 2, 2019 10:37 AM
       Hold her or Fold her? (by plenty [MO]) Mar 2, 2019 11:09 AM
       Hold her or Fold her? (by Robin [WI]) Mar 2, 2019 11:34 AM
       Hold her or Fold her? (by Nicole [PA]) Mar 2, 2019 12:19 PM
       Hold her or Fold her? (by NE [PA]) Mar 2, 2019 12:22 PM
       Hold her or Fold her? (by razorback_tim [AR]) Mar 2, 2019 12:49 PM
       Hold her or Fold her? (by razorback_tim [AR]) Mar 2, 2019 12:50 PM
       Hold her or Fold her? (by Beth [WI]) Mar 2, 2019 12:52 PM
       Hold her or Fold her? (by Still Learning [NH]) Mar 2, 2019 4:11 PM
       Hold her or Fold her? (by NE [PA]) Mar 2, 2019 4:21 PM
       Hold her or Fold her? (by Busy [WI]) Mar 2, 2019 5:07 PM
       Hold her or Fold her? (by Still Learning [NH]) Mar 2, 2019 5:26 PM
       Hold her or Fold her? (by Vee [OH]) Mar 2, 2019 6:59 PM
       Hold her or Fold her? (by nhsailmaker [NH]) Mar 3, 2019 5:54 AM
       Hold her or Fold her? (by Ray-N-Pa [PA]) Mar 8, 2019 8:07 PM
       Hold her or Fold her? (by Jason [PA]) Mar 9, 2019 1:35 PM
       Hold her or Fold her? (by Cjo ‘H [CT]) Mar 10, 2019 10:51 PM
       Hold her or Fold her? (by NE [PA]) Mar 11, 2019 3:54 AM
       Hold her or Fold her? (by Cjo’H [CT]) Mar 11, 2019 2:37 PM

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Hold her or Fold her? (by NE [PA]) Posted on: Mar 2, 2019 7:56 AM
Message:

Save the tenancy?

I have a tenant who has been in a unit for a year. She pays $595 bi-weekly. Her name came through my screening software as she was looking for a place to rent (one of my current vacancies). She didnt know it was us that she inquired with until I texted her about it. She stated her reason for wanting to move was due to the cost of the fuel oil used to heat the apartment and that she definitely wants to move before winter.

If she leaves, I will figure a minimum of 2 months vacant, so a loss of $1,200.

I'll be lucky if its only 2 months.

My thought is this: she screened well, she works a decent job, she SUPER CLEAN and pays her rent on time. I am thinking of offering her a few choices in trade for another 1 year lease, so I don't get stuck with her leaving in fall or early winter this year.

Brainstorming yesterday I came up with a few idea. There are some older single pane windows in the unit and the attic insulation could be added to.

My thoughts are to let her have 2 windows replaced of her choosing for an additional $20 per month or she can have the attic insulation added to for an additional $20 per month or both for an additional $30 per month. Any choice would come with a new 1 year lease. (Darn greedy landlords)

Or she could have the choice of submitting the 60 day notice now and moving.

I either spend the money on the unit and keep her or she moves and I most likely lose it to vacancy.

What do you think?

The next tenants could be 2 people in this 2 bedroom and not struggle as much with the fuel oil vs 1 person heating it on their own.

--50.107.xxx.xx




Hold her or Fold her? (by #22 [MO]) Posted on: Mar 2, 2019 8:00 AM
Message:

One person vs the prospect of a family of 3 or 4...from a wear and tear standpoint and the fact she keeps the place up, I'd offer 2 windows and insulation for free for a lease... theres a chance these will be complaints w the next people and you're likely to get better tenants w a better house imo.... --174.234.xxx.xxx




Hold her or Fold her? (by WMH [NC]) Posted on: Mar 2, 2019 8:22 AM
Message:

I would do new windows and not charge her, and write it off on your taxes as you would do anyway. I would do insulation and not charge her and write it off on your taxes as you would do anyway.

If you can't do all the windows, I would replace some and buy window inserts for the others. Cheap and easy.

For any large windows or sliders, I would buy room-darkening (heavy) curtains for her. CHEAP on Amazon and they make a HUGE difference in retaining heat in winter and coolness in summer. Make sure to get one wide enough so that it's one single curtain so no wind gaps.

Lastly, I might offer her a portable radiant box heater on wheels. They are great for warming a single room. Yes it will bump her electric bill but likely not much and she will be warmer. --50.82.xxx.xx




Hold her or Fold her? (by Oregon Woodsmoke [ID]) Posted on: Mar 2, 2019 8:32 AM
Message:

It will take 2 months to re-rent if she moves. How long will it take for you to fill the vacancy that she applied for?

If it is going to take two month to fill the other vacancy, I'd move her. You know she is clean and pays on time. You, yourself give her a good landlord reference.

She'd have to give notice and replace her deposit.

When the cold unit is vacant, then go in and add insulation and replace windows with no tenant in place.

If she doesn't like the offer of higher rent and two windows replaced, she will find another landlord who is happy to take a tenant who pays on time and who keeps her unit clean. Then you will have two vacancies. --98.146.xxx.xxx




Hold her or Fold her? (by NE [PA]) Posted on: Mar 2, 2019 8:33 AM
Message:

I may do one or the other for free, but not both. I don't want to set the precedent that complaints are a free pass to upgrades. Especially since this is a duplex and word spreads. --50.107.xxx.xx




Hold her or Fold her? (by Barb [MO]) Posted on: Mar 2, 2019 8:34 AM
Message:

Are these wooden windows?

I would install storm windows and show how to use them. I might also look into window inserts.

Agree on upgrading the attic insulation.

I would do this in exchange for the annual lease, to be signed effective April 1, and see how next winter goes. If her rent is not at market, I’d look at adjusting but only to market. --64.251.xxx.xxx




Hold her or Fold her? (by Oregon Woodsmoke [ID]) Posted on: Mar 2, 2019 8:35 AM
Message:

It won't fix the problem all by itself, but the little foam squares that go under the light switches and wall plugs make an amazing difference for the couple of dollars they cost. So add those while you are doing the rest of the insulation upgrades. --98.146.xxx.xxx




Hold her or Fold her? (by Oregon Woodsmoke [ID]) Posted on: Mar 2, 2019 8:38 AM
Message:

If that is a duplex, I recommend doing both sides before the other side complains.

Even in a high cost area $1200 a month is healthy rent for a substandard house.

--98.146.xxx.xxx




Hold her or Fold her? (by Busy [WI]) Posted on: Mar 2, 2019 8:47 AM
Message:

Word does spread.

Maybe, do the window, insulation upgrades without bumping the rent, let wife pick some insulated curtains online from her cell phone ( maybe CPA says wife’s cell phone is deduction too, after all, she’s the supplies buyer,) hang the curtains to a 1X4” that is mounted to studs, just above the window casing. More secure than in window casing, and if tenant wants to add shears, other curtains, I give okey-donkey for them to muck about on that 1X4”.

Now, with the better windows, better insulation, thermal draperies (WNC is spot on!), word will spread. And, this good tenant will stay, in whichever of these units, AND will spread the word to find ANOTHER good tenant to fill the other vacancy. That could be key to getting those turnovers like WNC gets.

I have a list of related persons to my current tenants for the next vacancy. Not a huge list, but it only takes one. Incidentally, I have tenants tell me their friend/ relative wants to rent from me, and the tenant says I shouldn’t. How great is that, good tenants giving me the heads up? --70.92.xxx.xxx




Hold her or Fold her? (by plenty [MO]) Posted on: Mar 2, 2019 9:06 AM
Message:

Might be cheaper to offer her a fuel credit for signing another years lease. It's the cost of the fuel that is her worry. Otherwise I'd do as WHM advised above. Or offer her a rent discount each month for paying ontime that would serve to soften her budget. Fuel credit each month nov dec jan feb of sonething... $100 or $400 total... but give it to her each month. Its the out going money thats her concern. Go ahead and insulate and start replacing windows. In the end you'll have a better home and she may stay without any fuel credits on and year lease. --99.203.xx.xxx




Hold her or Fold her? (by NE [PA]) Posted on: Mar 2, 2019 9:14 AM
Message:

I don't want to get in the fuel credit either, the unit next-door also has a fuel tank. To fill both of those is around $600 as well, so there's two months worth of vacancy with no improvement to the property. --50.32.xxx.xxx




Hold her or Fold her? (by plenty [MO]) Posted on: Mar 2, 2019 9:48 AM
Message:

2 months biweekly $595 is more than you write ... $595 x 4 not two --99.203.xx.xxx




Hold her or Fold her? (by NE [PA]) Posted on: Mar 2, 2019 9:50 AM
Message:

$595 per month / 2 = $297.50 biweekly. Sorry for any confusion. --50.32.xxx.xxx




Hold her or Fold her? (by plenty [MO]) Posted on: Mar 2, 2019 10:15 AM
Message:

The tenant wrote/says: She stated her reason for wanting to move was due to the cost of the fuel oil used to heat the apartment.

Solve that issue to avoid vacancy. It's hard to find a good one. You have an opportunity that you may not have gotten. Always easier to keep the known. --99.203.xx.xxx




Hold her or Fold her? (by CX [WA]) Posted on: Mar 2, 2019 10:37 AM
Message:

First, close up any air leaks, esp. in any of the ceiling light openings in the sheetrock/electrical boxes with caulk, expanding foam, etc. The small gaps here and there add up to a large area for heat to escape and cold to enter. Good bang for the buck.

Next, improve the attic insulation.

New windows are often found not to be very cost-effective. Thermal drapes better.

Have the oil burner serviced, asking the tech. to see if there is a possibility to install a more efficient nozzle.

I would do this for both units no charge, on principle. Future tenants will for sure ask about winter heating costs and you want to say the place is newly insulated and improved efficiency. --174.21.xxx.xx




Hold her or Fold her? (by plenty [MO]) Posted on: Mar 2, 2019 11:09 AM
Message:

All engery saving works but tenant wont reap those benefits unless she risk signing a lease for another winter. She's smart she will move... any landlord would be thrilled to get her. And she comes with a stealler reference. I would not risk losing her for what she is asking. Carry on. --99.203.xx.xxx




Hold her or Fold her? (by Robin [WI]) Posted on: Mar 2, 2019 11:34 AM
Message:

She's telling you it's too expensive to live there with rent + heating bill. So lowering the heating bill by making improvements, but raising the rent, isn't going to fly.

You can lose $1200 in rent while you look for her replacement, and her replacement may have the same issue. Or you can tell her you'll spend $1000 on insulation, windows, and drapes if she signs another year-long lease. You save yourself the hassle and uncertainty of finding a new tenant, and you solve the problem permanently. --204.210.xxx.xxx




Hold her or Fold her? (by Nicole [PA]) Posted on: Mar 2, 2019 12:19 PM
Message:

I know if I were a tenant complaining about he heating bill and you asked me to improve your building to lower those costs, I'd be out the door. --72.70.xxx.xxx




Hold her or Fold her? (by NE [PA]) Posted on: Mar 2, 2019 12:22 PM
Message:

I'm not asking her to pay for the improvements. Her minimum increase in rent wouldn't come close for 2-3 years. I'm asking for an increase in rent for an improved unit. We all do that. Sometimes during tenancy and sometimes after turnover.

My thought is, if I get nothing for doing it, then she can move and I'll move in someone else. The last inherited tenant was there for 20 years and didn't complain for the 5 I had her. --50.32.xxx.xxx




Hold her or Fold her? (by razorback_tim [AR]) Posted on: Mar 2, 2019 12:49 PM
Message:

It sounds like this one might be worth trying to save.

I would start by asking her what it would take in order for her to sign a new lease (shoot for more than one year) and not move.

If her response is unreasonable to you then no need to offer to replace the windows or add insulation for her - she's going to move anyway.

Her response may also be very reasonable.

You never know until you ask. --70.178.x.xx




Hold her or Fold her? (by razorback_tim [AR]) Posted on: Mar 2, 2019 12:50 PM
Message:

P.s.

"The first liar doesn't stand a chance."

That's why you ask her what she wants instead of offering up windows and/or insulation. --70.178.x.xx




Hold her or Fold her? (by Beth [WI]) Posted on: Mar 2, 2019 12:52 PM
Message:

Didn’t you get hit by the polar vortex in Jan? If tenants have to buy fuel, she may have gotten hit by filling the tank much sooner than normal. I can understand why that might make a tenant think about moving. --47.12.xxx.xx




Hold her or Fold her? (by Still Learning [NH]) Posted on: Mar 2, 2019 4:11 PM
Message:

What is the difference between her unit and the one next door? Why aren’t they also complaining and wanting to move? It sounds like it is too expensive for her. What is the difference between where she is now and the one she inquired about? Lower rent, heat included, smaller place, different type of heat? --166.137.xxx.xx




Hold her or Fold her? (by NE [PA]) Posted on: Mar 2, 2019 4:21 PM
Message:

The next-door neighbors unit is $15 a month cheaper, it's about the same size, but is in need of a total overhaul. I knew when I remodeled her unit two years ago that I wasn't going to get much more in rent. I only got $15.

Both were originally $580, now $580 & $595. She inquired about a unit for $535 with heat included.

--50.32.xxx.xxx




Hold her or Fold her? (by Busy [WI]) Posted on: Mar 2, 2019 5:07 PM
Message:

$60 a month difference, and heat included? That’s a lot. I can certainly understand why a single tenant would want to make that switch.

She sounds like a terrific tenant. Me, I would try to get her in the smaller place, ask her if she has any good referrals that might need the bigger place. If she’s calling about places that are going to run over $100 cheaper, even if smaller, I wouldn’t think she’d be willing to come up with any more money to stay where she is now, even with the energy efficiency upgrades.

A couple of windows , some insulation and the curtains aren’t going to make nearly that difference in heating bills. The next few winters are probably going to be just as cold, according to the guys in my family that work with satellite communications. Definitely in a solar minimum, which is colder.

--70.92.xxx.xxx




Hold her or Fold her? (by Still Learning [NH]) Posted on: Mar 2, 2019 5:26 PM
Message:

Sounds like she is being responsible and lowering her monthly payment. I would not put money into trying to keep her there. If she would be a good long term tenant in your other place you could move her there. --166.137.xxx.xx




Hold her or Fold her? (by Vee [OH]) Posted on: Mar 2, 2019 6:59 PM
Message:

I would do northern windows free, get the wow factor then do the insulation for 20-30bux raised, you have to put bait on the hook.

--76.188.xxx.x




Hold her or Fold her? (by nhsailmaker [NH]) Posted on: Mar 3, 2019 5:54 AM
Message:

My take is that the tenant isn't the issue - the issue is the house need an energy saving retrofit.

1st - CALL for an energy Audit. I just googled the programs available through your utility. - DO IT !!!!

our electric utilities do it for $100 and then pay for 50% of energy saving measures installed. It does not matter that she uses oil to heat - the program requires them to be fuel blind.

DO not do windows until you have spent every penny on the other issues found in the audit. Storm windows is the only thing an energy audit would ever recommend

Your tenant will love seeing you taking a positive posture to keep her and will sign an extension after you do the measures.

--73.182.xxx.xxx




Hold her or Fold her? (by Ray-N-Pa [PA]) Posted on: Mar 8, 2019 8:07 PM
Message:

Tis the season --72.23.xxx.xx




Hold her or Fold her? (by Jason [PA]) Posted on: Mar 9, 2019 1:35 PM
Message:

Run it for the money --99.203.xx.xxx




Hold her or Fold her? (by Cjo ‘H [CT]) Posted on: Mar 10, 2019 10:51 PM
Message:

And new windows don’t do a thing for heat conservation, just in the head..........Charlie..... --32.214.xxx.xx




Hold her or Fold her? (by NE [PA]) Posted on: Mar 11, 2019 3:54 AM
Message:

What are you talking about new windows don't make a difference in heat conservation? When you have leaky old single pane wooden windows vs new double pane vinyl, there is a HUGE difference in heat loss.

It's like having a window open vs closed in some cases. --50.32.xxx.xxx




Hold her or Fold her? (by Cjo’H [CT]) Posted on: Mar 11, 2019 2:37 PM
Message:

NE,they claim that no they don’t make any difference.you know the guys with that little piece of paper that they paid all that money to get ,yes those guys,,, ................. Charlie. .....they say it’s just an illusion.I still like to brag about the new windows , most people take me at my word.................... --32.214.xxx.xx



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