I've gotten money judgements on most of my evictions. I've never followed through with garnishment or collection, rationalizing that you can't squeeze blood from a turnip. Not a single dime of those judgements has found its way into my pocket, so maybe it's time for a change.

1) What is the process to garnish after a judgement is awarded?

2) Some LL's rent only to 100% garnishable applicants. Who are the non-garnishable people?

3) Thinking about using the Mr.LL collection service. Curious about the success of that from those who have used it.

"In the last 2 years as i have tried to implement Zero Tolerance, I have fewer evictions and judgement have generally shrunk to $250-$550"

First off, congratulations! Sounds like you made a smart decisions and have achieved great results. Well done!

To your questions:

1) This may vary based on your state. In Missouri, I file the garnishment with the court clerk who sends it to the sheriff's office, who then delivers it to the employer via a deputy. The employer is then directed to withhold the proper amount from each pay period and forward it to the court to be paid to me. Once the judgment and any interest are paid up, I file a notice of satisfaction stating that the debt was paid in full. Lots of record keeping involved. The whole process can be time consuming and involves some minor costs for the deputy and court filing.

2) "Judgement proof" (i.e. non-garnisheable) income types are generally as follows: pensions, retirement accounts (IRAs, 401-Ks), social security, disability income, and other exempted incomes. Any bank account that has only those funds also many not be seized, but if you can prove funds are co-mingled you should be able to get some. Tough to prove. Some states also prohibit garnisheeing of any kind in general.

3) I used the Mr. LL service once and we were not successful. But I don't judge based on one effort. The average rate of successful collections is around 1 in 4 or 5 (20%). I now use a different service which I do not post here in public. Email me at my posting name plus "w h i t i n g 7 5 at g m a i l dot c o m" and take out ALL the spaces & properly format the email address.

Scott, while I have not used the collections service advertised here, I am confident that it will be useful and priced competitively.

Until 4 years ago, I had never collected on the judgements that I had obtained, in fact, on several occasions I instructed my attorney that I just wanted the tenant out and didn’t ask for judgements. The tenants wouldn’t show up for court, so this would have been a default judgement.

These past 4 years, Whenever I had an eviction, I would get judgements and set about wage garnishment.

I believe that I will eventually collect on all 6 that I currently have.

More importantly, learning this process has improved my screening more than anything since the credit bureau report.

Sorry I'd like to help but I'm on a cruise and have to pay for Internet.

FYI I do 5 cruises a year -- ya garnishment is a past time that pays for the cruises. It ericks me to no end when people say they don't or can't collect.

Well learn AND stop being the fool and listening to these Na Sayers.

Then to boot you want someone else to get the 25% collection fee-- why would you pay anyone 25%? When you can learn and do it yourself.

Depending on your local court you may have them assist, I think my big city court started this about 4 years ago, cost me 120 plus 15 for each employer to search, I have used a Atty to snag tax returns.

Scott,

I can help you with this. We are VERY successful with getting paid necause we learned the system and work it.

You have nothing to lose. You have already won the court case. Now it just needs some follow up.

Quick points:

-NOBODY just “pays”. You must go get it. Easy in Indiana.

-pull out your files or look yourself up in the court computer. Add up how much you are owed...and get mad! That will motovate you and put this into perpsective, worthy of your efforts.

-add the interest and get excited. Indiana allows 8% from date ofmjudgment to fully paid.

-people die, age into SSI, disability...so get started now!

-the key is to find the people for SERVICE. Wifey finds MANY on Facebook. We pay her helper to search FB too. The girls love the hunt!

Start with their appl, ask the neighbors, check court records for recent cases, search newspaper archives, ask around, Emergency Contacts (My lease is clear: it requires 4 Emergency Contacts before signing. It includes a clause allowing me to SERVE the emer contacts.

-in Indiana ypu have already paid the court fees so this is free.

-file a simple form MOTION FOR PROCEEDINGS SUPPLEMENTAL (MLS). Get a court date. It’s free. Serve them.

-we serve each one in multiple ways- mail, taped to door, at work, text, email, FB PM...

-we include WAGE GARNISHMENT forms with self addressed stamped return envelopes for each adult in the SERVICE envelopes. SOMETIMES that works!

-if they contact us or before the hearing in the hall we work to make an agreement rather than leave it to the judge. Again, my lease is clear: Resident agrees in advance to a wage assignment of $75 per week per adult.

-We start negotiating at that $75 and usually wind up with $25 per week. Better than nothing and if we go before the judge he might will go as low as $5 per month.

-if tney were served and do not show you can ask for 25%. Need to know where tney work.

-we are respectful and friendly so we get paid. Argue, get nasty and they’ll avoid paying you. “Joe, let’s get this paid off so you can get on with your life. So you don’t have to keep missing work for court. And the imterest just gets bigger every day, it never stops.”

-it’s not hard and the process is the same for each case.

GO FOR IT!

There was an ad in our local Buyers Guide that stated something to the effect that " I am looking for a John Doe that I have a judgement on. Reward if information leads to collection."

I wonder about running such an ad on any outstanding judgements?

Scott it wasn't meant to hurt you-it was so you would think I can do this. BRADS no one pays without making them-- 99.9% so true.

Scott it wasn't meant to hurt you-it was so you would think I can do this. BRADS no one pays without making them-- 99.9% so true.