10 Reasons 2 Evict
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10 Reasons 2 Evict (by S i d [MO]) Apr 18, 2019 6:21 AM
       10 Reasons 2 Evict (by David [MI]) Apr 18, 2019 6:33 AM
       10 Reasons 2 Evict (by David [MI]) Apr 18, 2019 6:37 AM
       10 Reasons 2 Evict (by WMH [NC]) Apr 18, 2019 7:02 AM
       10 Reasons 2 Evict (by David [MI]) Apr 18, 2019 7:24 AM
       10 Reasons 2 Evict (by Jeffrey [VA]) Apr 18, 2019 8:30 AM
       10 Reasons 2 Evict (by Doogie [KS]) Apr 18, 2019 8:35 AM
       10 Reasons 2 Evict (by S i d [MO]) Apr 18, 2019 8:40 AM
       10 Reasons 2 Evict (by Robert J [CA]) Apr 18, 2019 9:03 AM
       10 Reasons 2 Evict (by MikeA [TX]) Apr 18, 2019 9:08 AM
       10 Reasons 2 Evict (by Jeff [CO]) Apr 18, 2019 9:35 AM
       10 Reasons 2 Evict (by David [MI]) Apr 18, 2019 10:00 AM
       10 Reasons 2 Evict (by Jeff [CO]) Apr 18, 2019 10:31 AM
       10 Reasons 2 Evict (by David [MI]) Apr 18, 2019 10:48 AM
       10 Reasons 2 Evict (by Sisco [MO]) Apr 18, 2019 11:09 AM
       10 Reasons 2 Evict (by Sisco [MO]) Apr 18, 2019 11:10 AM
       10 Reasons 2 Evict (by David [MI]) Apr 18, 2019 11:30 AM
       10 Reasons 2 Evict (by Lana [IN]) Apr 18, 2019 12:09 PM
       10 Reasons 2 Evict (by Mike [PA]) Apr 18, 2019 12:52 PM
       10 Reasons 2 Evict (by MikeA [TX]) Apr 18, 2019 6:22 PM
       10 Reasons 2 Evict (by CGB [MI]) Apr 18, 2019 9:23 PM
       10 Reasons 2 Evict (by WMH [NC]) Apr 19, 2019 3:58 AM
       10 Reasons 2 Evict (by David [MI]) Apr 19, 2019 4:37 AM
       10 Reasons 2 Evict (by JKJ [MA]) Apr 19, 2019 5:17 AM
       10 Reasons 2 Evict (by S i d [MO]) Apr 19, 2019 5:22 AM
       10 Reasons 2 Evict (by WMH [NC]) Apr 19, 2019 5:29 AM
       10 Reasons 2 Evict (by David [MI]) Apr 19, 2019 5:34 AM
       10 Reasons 2 Evict (by WMH [NC]) Apr 19, 2019 6:04 AM
       10 Reasons 2 Evict (by David [MI]) Apr 19, 2019 9:26 AM
       10 Reasons 2 Evict (by elliot [RI]) Apr 19, 2019 11:44 AM
       10 Reasons 2 Evict (by David [MI]) Apr 19, 2019 2:06 PM
       10 Reasons 2 Evict (by JKJ [MA]) Apr 19, 2019 3:42 PM
       10 Reasons 2 Evict (by JKJ [MA]) Apr 19, 2019 4:41 PM
       10 Reasons 2 Evict (by David [MI]) Apr 20, 2019 5:24 AM
       10 Reasons 2 Evict (by David [MI]) Apr 20, 2019 5:25 AM
       10 Reasons 2 Evict (by David [MI]) Apr 20, 2019 5:27 AM
       10 Reasons 2 Evict (by WMH [NC]) Apr 20, 2019 6:33 AM
       10 Reasons 2 Evict (by David [MI]) Apr 20, 2019 7:33 AM
       10 Reasons 2 Evict (by JKJ [MA]) Apr 20, 2019 7:36 AM
       10 Reasons 2 Evict (by David [MI]) Apr 20, 2019 7:55 AM
       10 Reasons 2 Evict (by JKJ [MA]) Apr 20, 2019 8:00 AM
       10 Reasons 2 Evict (by JKJ [MA]) Apr 20, 2019 8:05 AM
       10 Reasons 2 Evict (by WMH [NC]) Apr 20, 2019 10:38 AM
       10 Reasons 2 Evict (by David [MI]) Apr 20, 2019 11:04 AM
       10 Reasons 2 Evict (by Jeffrey [VA]) Apr 20, 2019 11:12 AM
       10 Reasons 2 Evict (by Jeffrey [VA]) Apr 20, 2019 11:32 AM
       10 Reasons 2 Evict (by CGB [MI]) Apr 21, 2019 6:02 AM
       10 Reasons 2 Evict (by S i d [MO]) Apr 22, 2019 5:27 AM
       10 Reasons 2 Evict (by Steve [MA]) Apr 22, 2019 12:28 PM
       10 Reasons 2 Evict (by Frantastick [CA]) Apr 26, 2019 10:06 AM
       10 Reasons 2 Evict (by BRAD 20,000 [IN]) Apr 26, 2019 10:17 AM
       10 Reasons 2 Evict (by Mike [CA]) Apr 26, 2019 5:07 PM
       10 Reasons 2 Evict (by Cindy [IN]) Apr 26, 2019 7:56 PM
       10 Reasons 2 Evict (by Jacqueline [NY]) Apr 27, 2019 4:06 AM
       10 Reasons 2 Evict (by Danno [IL]) Apr 28, 2019 7:49 PM

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10 Reasons 2 Evict (by S i d [MO]) Posted on: Apr 18, 2019 6:21 AM
Message:

I forget where I originally got this, but posting (reposting?) so others might benefit.

Ten Reasons Why Landlords Should Not Feel Guilty About Evictions

1. Always start evictions immediately. If the tenants need extra time, the court will give it to them.

2. You don't make a profit from evictions. You only cut your loses.

3. You've already supplied the "needy" tenant with free housing. You've done your charity work. Give someone else a chance.

4. If the tenant doesn't have a friend or relative to help him out, doesn't that say a lot about the tenant's character?

5. If someone asks you how you could put someone out on the street, ask them to pay the rent and you won't evict them.

6. The tenant has kept possession of your house and is stealing from you. He has stolen your home, utilities, and your services. The tenant is a thief. Do other businesses let your tenant go in and take from them?

7. Letting a tenant stay in your house who is not paying rent is like giving your tenant your debit card and telling him, "Feel free to spend. I like giving out money interest free without knowing I'll be paid back".

8. How would you feel if you worked all week and your employer said, ďI don't have a paycheck for you?Ē Guess what, your tenant has just told you that! Do you work for nothing?

9. If you want to maintain your apartment or house and let the occupants live rent free, you should decide who the occupants will be, not your tenant. There are lots of people you may find more deserving.

10. Your tenant is taking money, time and energy from you, which you could use to provide for your family's needs. Picture yourself trying to tell your child that you could not buy him or her an item or send him or her to college because you had to pay a stranger's rent so the stranger could buy gifts for his or her child.

--173.20.xxx.xxx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 18, 2019 6:33 AM
Message:

I have a few financial reasons that I don't jump the gun and evict I don't absolutely have to.

1) In my state and some others, no collection of ELT or vacancy rent. Only can get judgement for rent up to date I get possession back.

2) eviction during winter means the rent from new tenant would be about $100-$200 lower.

3) the usual turnover costs of painting, getting house in show condition, utilities (heating vacant house in dead of MI winter is easily $200-$300 a month)

4) time spent in court and attorney costs

If the tenant just consistently pays rent and late fees a week or two late, I have to balance that with these losses. If possible, I would much rather collect $100-$200 of late fees a month or negotiate with tenant cash-for-keys out of their deposit.

"How would you feel if you worked all week and your employer said, ďI don't have a paycheck for you?Ē Guess what, your tenant has just told you that! Do you work for nothing?" To be fair, the employer pays in arrears while your tenant pays rent in advance (I am getting paid before the "work" is done! haha!) --144.250.xx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 18, 2019 6:37 AM
Message:

As a wise man said, do you want to be right or rich?? --144.250.xx.xx




10 Reasons 2 Evict (by WMH [NC]) Posted on: Apr 18, 2019 7:02 AM
Message:

David/MI, we found that if we let the tenant get behind, they could never catch up. We might have had a few over the years, but the vast majority (back in the day when we didn't demand/expect it to be paid on time) just got further behind.

Removing the grace period from my lease changed things a lot. --50.82.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 18, 2019 7:24 AM
Message:

I also like to use the mere threat of an eviction FILING that will be on their public record even if dismissed. This and the maximum allowed deposit have helped greatly --144.250.xx.xx




10 Reasons 2 Evict (by Jeffrey [VA]) Posted on: Apr 18, 2019 8:30 AM
Message:

First published in Mr Landlord, 20 to 25 years ago and has been reprinted and reposted online countless times and on the walls in homes and offices of mom and pop landlords nationwide thousands of time, including mine:) Timeless advice! --72.214.xx.xxx




10 Reasons 2 Evict (by Doogie [KS]) Posted on: Apr 18, 2019 8:35 AM
Message:

Always a hot topic on here. I've started adopting ZT recently and enforcing late fees. What I've found is that tenants will pay up. I had one just this month that said "I can pay you next Thursday or I guess I can borrow it from someone if you want?" That told me the training was working. The borrowing wasn't going to be from me this month! I got rent and late fees the next day!

I've let it go for too long, so I am allowing time to retrain. They're picking it up. I started with enforcing late fees, then moved on to posting the PoQ notices. It's working! --72.209.xxx.xxx




10 Reasons 2 Evict (by S i d [MO]) Posted on: Apr 18, 2019 8:40 AM
Message:

Doogie, I hear you! Example from last week Friday (bi-weekly payer)...copied from my Google Voice Text message screen, names changed to 'TENANT' and 'ME'.

********************

TENANT: Good afternoon. I went to go pull money to pay my rent and for some reason only some of my check was in my account. I've spoke with my manager and my bank. Unfortunatley i do not have the full amount for the rent that is due. Is there any way i could pay everything on monday?? Im supposed to be getting my taxes back soon so my grandma is going to loan me the money until then and i am switching banks due to the multiple times money has came up missing in my account without an explanation. 1:49 PM

ME: What can you pay today? 1:51 PM

TENANT: I have $80 i can pay today 1:51 PM

ME: I would like to speak with the manager & bank so they can help us resolve this. Send me their name and phone, please. 2:08 PM

TENANT: I was just in the middle of letting you know i have the full $250 for you. I made sure i got it figured out. Ill be headed to get the money order and have it deposited before 5pm today! 2:15 PM

ME: Great, thanks for the update. 2:31 PM

TENANT: Its been paid 4:21 PM

ME: Thank you. Have a good weekend. 4:29 PM

--173.20.xxx.xxx




10 Reasons 2 Evict (by Robert J [CA]) Posted on: Apr 18, 2019 9:03 AM
Message:

I got this list from Mr. Landlord over 20 years ago and had given the advice to other small owners/investors. It blows my mind that a landlord would rather accept partial payment when a tenant is already months behind than to evict and replace the tenant and get paid on time and in full.... --47.156.xx.xx




10 Reasons 2 Evict (by MikeA [TX]) Posted on: Apr 18, 2019 9:08 AM
Message:

Thanks for re-posting Sid,

This list really made me re-evaluate late payers years ago. I rarely have a late payer now. All I have to do at this point is watch the money come in.

I have a friend that still tolerates late payers, every time I ask him if he wants to go to lunch he has to go catch so-and-so at their house because they have some money that he has to pick up. He spends a huge portion of his day chasing rent a little at a time, what a hassle and waste of time. I don't have the patience for that! --50.26.xx.xxx




10 Reasons 2 Evict (by Jeff [CO]) Posted on: Apr 18, 2019 9:35 AM
Message:

David/MI, a far wiser man said: "You can be right AND rich." --76.120.xx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 18, 2019 10:00 AM
Message:

Jeff, I'm open to hearing how you'd address the concerns I listed, so I may be RIGHT --144.250.xx.xx




10 Reasons 2 Evict (by Jeff [CO]) Posted on: Apr 18, 2019 10:31 AM
Message:

David,

You are doing what's right for you, and that's what matters. But the "right or rich" thing assumes that the two terms are mutually exclusive. They are not.

Landlording is a business, and with business there will always be expenses. It is very possible to run a tight ship and be rich. Good screening and property management techniques are key to avoiding evictions. But if they happen, it's not the end of the world.

Cash-for-keys is weak landlording and puts the tenant in charge. --76.120.xx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 18, 2019 10:48 AM
Message:

Those expenses associated with an eviction are necessary ... ? --144.250.xx.xx




10 Reasons 2 Evict (by Sisco [MO]) Posted on: Apr 18, 2019 11:09 AM
Message:

David, please elaborate on on the hows and what to watch fors of your systems.

I understand that expenses increase at turnover, but obviously you are referring to instances in which you avoid the turnover AND get paid. W

At what point do you evict? --72.172.xxx.xx




10 Reasons 2 Evict (by Sisco [MO]) Posted on: Apr 18, 2019 11:10 AM
Message:

David, please elaborate on on the hows and what to watch fors of your systems.

I understand that expenses increase at turnover, but obviously you are referring to instances in which you avoid the turnover AND get paid. W

At what point do you evict? --72.172.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 18, 2019 11:30 AM
Message:

Sisco, I don't evict tenants who are consistently 1-2 weeks late on rent but still pay their rent and late fees in full. I have had around 7-8 tenants where this has happened and each tenant I would get $100 in late fees a month.

I would evict if have not paid by 3-4 weeks . My security deposit is 1.5 months so I have a buffer there. I have had only one tenant not able to pay their rent at all. They moved out at the end of the month, so one month rent missed. The deposit covered that and some misc cleaning and turnover costs.

I don't do this out of the goodness of my heart, but simply because of the practical costs of eviction and turnover that the state of MI does not allow to be passed onto the tenant's judgment --144.250.xx.xx




10 Reasons 2 Evict (by Lana [IN]) Posted on: Apr 18, 2019 12:09 PM
Message:

My sheriff coughed up most of his rent this month after I offered to let him sign Pay or Quit for free or pay to have it served otherwise. I hesitate to evict late payers in winter not just because of utility costs but occupied houses do better. Water lines don't freeze if they are used and tenants really let you know when the heat goes out.

That being said, it's very much my experience that when a tenant slips behind, they just get deeper in the hole until I end the misery. They will usually stay in unit until they are forced. --216.23.xxx.xx




10 Reasons 2 Evict (by Mike [PA]) Posted on: Apr 18, 2019 12:52 PM
Message:

Its a crap shoot

I always give more lienency to long term tenants.

I have tenants who pay a late fee almost every month for years.

I'm sure that's equated to thousands of income over the years.

Newbie tenants get one warning then I go after them.

If I filed for every tenant that was a few days late I would become a FT court attender not a LL.

--209.221.xxx.xxx




10 Reasons 2 Evict (by MikeA [TX]) Posted on: Apr 18, 2019 6:22 PM
Message:

Too much time trying to track them down. Yes, there might be some cost with a turnover but it's one and done. Chasing rent turns into a full time job and that lowers my hourly rate. I've got better options to make money than track down what should already be in my pocket. --50.26.xx.xxx




10 Reasons 2 Evict (by CGB [MI]) Posted on: Apr 18, 2019 9:23 PM
Message:

I take all the advise I have gotten on this forum to heart and have followed it religiously. Well, mostly. Ultimately, you are the boss of your business and should make the decision which is best for you. No need to worry, if you make the wrong one you wont be in business much longer. Ah, capitalism. --67.149.xxx.xx




10 Reasons 2 Evict (by WMH [NC]) Posted on: Apr 19, 2019 3:58 AM
Message:

It's all about setting the expectations up front. I do my spiel as I show prospective tenants the place, and one of my points is "Pay the rent on or BEFORE the due date, there is no grace period."

And I do make the paycheck analogy: if you don't pay the rent, it's just as if your boss turned to you and said, "Sorry No paycheck for you this week!" --50.82.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 19, 2019 4:37 AM
Message:

"And I do make the paycheck analogy" WMH, the paycheck analogy is a poor analogy. Employers pay in arrears, rent is paid in advance. If I tried that "analogy" with my tenants they would point that out immediately and sarcastically ask if it would be ok then to pay at the end of the month. --50.4.xxx.x




10 Reasons 2 Evict (by JKJ [MA]) Posted on: Apr 19, 2019 5:17 AM
Message:

Sid, thanks for reposting. I actually printed that and put it on my refrigerator. In the past when a tenant was late with the rent and had a sob story my wife felt bad and thought we should give them a break. (I didnít) but that list shows her how a tenant being late in rent affects us. I would always just say to my wife Iím not a bank, or their friend, Iím not loaning them money. --174.192.xx.xxx




10 Reasons 2 Evict (by S i d [MO]) Posted on: Apr 19, 2019 5:22 AM
Message:

Lots of interesting comments on this piece. It's no so much about filing eviction on day 1 that rent is late and spot-on (or not-so-spot-on) analogies. My take-away is exactly what the title says, "Ten Reasons Why Landlords Should Not Feel Guilty About Evictions".

I don't feel guilty when I evict. I set my policy and stick to it. There are enough people already trying to make us feel guilty about our success: don't bear a burden of guilt that is not yours to bear. --173.20.xxx.xxx




10 Reasons 2 Evict (by WMH [NC]) Posted on: Apr 19, 2019 5:29 AM
Message:

David, no they wouldn't. Tenants don't think that way. Mine don't anyway! They think of rent as they do buying something at the store: have to pay for it before you can use it. Not one tenant has ever thought of your argument. --50.82.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 19, 2019 5:34 AM
Message:

I'm sure plenty of tenants have noticed that they have to give their employer two weeks of work before getting paid. --50.4.xxx.x




10 Reasons 2 Evict (by WMH [NC]) Posted on: Apr 19, 2019 6:04 AM
Message:

And they have to give me rent before I give them my house. --50.82.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 19, 2019 9:26 AM
Message:

Exactly! So the analogy fails --174.230.xx.xxx




10 Reasons 2 Evict (by elliot [RI]) Posted on: Apr 19, 2019 11:44 AM
Message:

Do you get to stay in a hotel before you give them your credit card?

Tell your tenant, you work then you get paid, cos the company has leverage.

The moment you get the keys to an apt, the law already protected you/guaranteed you a place until you are evicted. If landlord can boot a tenant the moment rent is not paid, I have no problem receiving rent at the end of month.. --144.160.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 19, 2019 2:06 PM
Message:

elliot, unless you are prepaying in advance for a discounted rate, the hotel won't charge your credit card until you check out. Though some will put a "hold" on your card of $200-$500 for incidentals like the minibar and restaurant tabs --50.4.xxx.x




10 Reasons 2 Evict (by JKJ [MA]) Posted on: Apr 19, 2019 3:42 PM
Message:

I just had to stay at a hotel, there was no mini bar, they still put a substantial hold on my credit card. I believe the ďincidentalsĒ you refered to are if you donít pay when you leave. I stayed 2 nights and the hold was equal to 2 plus nights. I got a ďcreditĒ of $73 dollars when I checked out. In my opinion you work, then get paid, you buy, lease, or rent you pay first. When a tenant gives you rent they are not paying you for work you performed, they are paying you for the use of your property. Iím sorry but your trying to compare apples to oranges. So by what your saying if I buy a baseball game ticket I donít have to pay for it till after the game is over, or if I lease a car I pay nothing until after Iíve driven it for 1 month? Or if I join a heath club, I donít pay until after Iíve been going there a month? --71.248.xxx.xxx




10 Reasons 2 Evict (by JKJ [MA]) Posted on: Apr 19, 2019 4:41 PM
Message:

Also the hotel has your credit card info, if you donít pay they just charge your card. I have left a hotel in a hurry with my kids and forgot to check out. When I realized I called (about a hour later) and they told me that it wasnít a problem they already billed my card and emailed the receipt. So when was the last time a tenant gave a LL a credit card and authorization to charge it to the card if they donít pay the rent??? --71.248.xxx.xxx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 20, 2019 5:24 AM
Message:

Your mortgage on your houses is paid in arrears. At closing you pay some prorated interest but it's not for over a month later that the first payment is due.

I have leased cars and paid nothing when I drove the car off the lot other than the state registration and license fees. The first payment is due a month later.

You can eat at five star restaurants , steak, lobster , expensive booze, run up a four figure bill, and don't give them a credit card until after dessert.

I am also pretty sure cell phone bills are also paid in arrears, except for obviously the prepaid plans. --50.4.xxx.x




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 20, 2019 5:25 AM
Message:

Cell phone bills, gas bills, electric bills, water bills. all paid in arrears. Who's comparing apples and oranges now ?? --50.4.xxx.x




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 20, 2019 5:27 AM
Message:

"So when was the last time a tenant gave a LL a credit card and authorization to charge it to the card if they donít pay the rent???" A security deposit in certified funds --50.4.xxx.x




10 Reasons 2 Evict (by WMH [NC]) Posted on: Apr 20, 2019 6:33 AM
Message:

Boy, David, you are like a dog with a bone. If you don't like the analogy, don't use it LOL! It works for me - I see the light bulb go on over their heads when I compare our rent to their pay checks.

So many tenants are used to LLs "working with them" on the rent, and I tell them up front, "We don't work with ANYONE on the rent." --50.82.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 20, 2019 7:33 AM
Message:

I am simply pointing out that it's a terrible analogy and LL would be best served by not using it. Any tenant working stable W2 jobs would know that they get paid in arrears . --50.4.xxx.x




10 Reasons 2 Evict (by JKJ [MA]) Posted on: Apr 20, 2019 7:36 AM
Message:

Ahh....you are David, gas and water bills are paid in arrears because they need to know how much you have used before you are billed. If you were to use no gas or water your not billed. You may have leased a car with nothing due at signing but that is not the standard, at least in the North Eastern part of the country anywhere from $1000 to $2000 plus is due at signing. (Several months worth of lease payment), and if you fail to pay they repo the car, a security deposit is not going to cover all past due rent, eviction costs and any damages. Yes my first mortgage payment wasnít due for about a month after closing, but I had to put money down. Banks (with some exceptions) do not do zero down mortgages. If I was to fail to pay my mortgage the bank keeps the money down and forecloses on the house in order to recoup their money (or at least in

theory) Iím sorry but we could go back and forth all day like this, like WMH said if you donít like the analogy donít use it. WMH I think itís a good comparison for what itís worth and think that the majority of people would understand it. --71.248.xxx.xxx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 20, 2019 7:55 AM
Message:

No, there's nothing to go back and forth all day about.

Many water bills here have a fixed amount, you use nothing, you still billed 30-40 a month. But they billed in arrears.

Restaurant and bar tab, arrears.

You are collecting a security deposit in CERTIFIED FUNDS.

It is obvious that employment wages and rent are apples and oranges and it's a terrible analogy. There's nothing wrong with paying and renting that way, but one should not delude oneself into thinking they are comparable . --50.4.xxx.x




10 Reasons 2 Evict (by JKJ [MA]) Posted on: Apr 20, 2019 8:00 AM
Message:

Also this has gotten so far from WMHís analogy. WMH said they say to tenants that not paying rent is like them not getting paid by their boss. The reason I believe tenants understand this is the comparison of NOT GETTING PAID WHEN YOUR SUPPOSED TO regardless of when one actually gets paid. Itís the point of not getting it when your supposed to. I donít think they would take it literally and dissect the analogy. --71.248.xxx.xxx




10 Reasons 2 Evict (by JKJ [MA]) Posted on: Apr 20, 2019 8:05 AM
Message:

David I will say I understand your argument and I think you are correct when the analogy is taken literally, but I think that the comparison is there that not getting rent is like not getting paid. As in not getting your money when your supposed to and that is what they get from it. --71.248.xxx.xxx




10 Reasons 2 Evict (by WMH [NC]) Posted on: Apr 20, 2019 10:38 AM
Message:

JKJ "as in not getting your money when you're supposed to..." Exactly. --50.82.xxx.xx




10 Reasons 2 Evict (by David [MI]) Posted on: Apr 20, 2019 11:04 AM
Message:

Then there's no reason to make the analogy. KISS. You agreed to pay rent on the first. The End.

No need to use an analogy with a logical hole that you can drive a truck thru. The tenants I rent to are smart enough to notice the difference and would call me out on it. --50.4.xxx.x




10 Reasons 2 Evict (by Jeffrey [VA]) Posted on: Apr 20, 2019 11:12 AM
Message:

I've used the analogy for over 35 years with a wide range of residents, with thousands of residents, and not even once has any resident questioned the analogy. Perhaps it's in the delivery:) --173.50.xx.xxx




10 Reasons 2 Evict (by Jeffrey [VA]) Posted on: Apr 20, 2019 11:32 AM
Message:

Hey David, I am glad I have had the chance to meet you in person, so I know you can come across as a nice person. I hope you know I'm your friend and want you to have the best of success.

However, if you sometimes communicate with your residents in the same was you are doing in this one particular discussion, whereas you come across very confrontational and dogmatic, if I were one of your residents I'd probably be inclined to question some of the things you tell me as well. Simply because you almost provoke someone to respond, like I'm doing now when I really had no previous intention of adding any more.

Best of success and indeed utilize whatever strategy works best for you. --173.50.xx.xxx




10 Reasons 2 Evict (by CGB [MI]) Posted on: Apr 21, 2019 6:02 AM
Message:

As I posted above, the great thing about this forum is that you get advice from many different perspectives but ultimately you have to choose what is right for you and your business. There is no one size fits all. The original intent of the post was to not feel guilty about evictions and expecting tenants to fulfill their obligations to which they agreed. So don't. I agree with David that technically it is not a good analogy because rent is paid in advance but also agree with Jeffrey that it would be unlikely for a new tenant to question the analogy. David, if it does not work for you, don't use it. WMH, if it works for you, use it. When I sign a lease, the one thing that is emphasized multiple times is that if you don't pay the rent, you will be evicted and it will go on your record. --67.149.xxx.xx




10 Reasons 2 Evict (by S i d [MO]) Posted on: Apr 22, 2019 5:27 AM
Message:

Jeffrey, thanks for chiming in not once, not twice, but THREE times on this post. I am honored, truly.

The original goal of this post was--as clearly stated in the title of the piece I pasted--reasons why LLs should not feel guilty if they decide its time to evict. It's an encouragement in a world that often heaps guilt upon our shoulders for "kicking people out of their homes." As if it were our fault! Whether this or that analogy is 100% or 50% or 10% correct or not isn't the point. The point is that we use whatever (legal) strategy we can to help our residents understand and stick with their obligations, and when all else fails we should not feel guilty about insisting on our rights to enforce the lease agreement.

The reason I come to Mr. LL is to share ideas, bounce them around, and help where I can. Recognizing my advice certainly isn't perfect, I welcome clarification, coaching, and thought-provoking conversation. --173.20.xxx.xxx




10 Reasons 2 Evict (by Steve [MA]) Posted on: Apr 22, 2019 12:28 PM
Message:

I've had a copy of "Ten Reasons Why Landlords Should Not Feel Guilty About Evictions" hanging above my desk for at least 20 years. It's one of the first gems that I got from this site. Thank you Jeffery for all you do to help us become better LLs. --96.237.xx.xx




10 Reasons 2 Evict (by Frantastick [CA]) Posted on: Apr 26, 2019 10:06 AM
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Just remember: Whatever you allow or accept is what you teach, no matter what area of life one is talking about, whether it be in personal relationships, parenting, employment,training your dog, or (you name it). I had to learn that lesson the hard and expensive way, too. --66.51.xxx.xx




10 Reasons 2 Evict (by BRAD 20,000 [IN]) Posted on: Apr 26, 2019 10:17 AM
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Me?

MY personal business stats show that renteres actually PAY when we stopped letting them slide. They just pay.

I fired our collections dept (Wifey). No more collection calls. We send the 3 day text then file. NO ONE is surprised.

We dropped from 4 evictions per month to 1 per month. (there's ALWAYS someone who plays the system.)

More personal business stats: on average the evicted res leaves a mess and repairs 3 times the amount of rent owed. Just yesterday, $1600 rent owed ($1000 per month plus eviction process time) cleaning a repairs $4300. (included a gallon of human feces dumped in the yard. Their heat was turned off for non-payment, the pipes froze and cracked, so no water for the toilets.)

#11 Unpaid rent is often the tip of the iceberg. Evict now before it gets worse.

#12 Letting them fall behind does NOT really help them. The director of our local Christian aide agency pleads with LLs to NOT let renters fall behind. The farther behind the less the agency can do to help them.

#13 Don't fall for the "At least I'm getting late fees" trap. They get farther behind then skip. We used to brag about the late fees we brought in. Then I compared it to the rent we lost in the same time period - an overall loss of $400,000 over 10 years.

#14 LLs are the financial shock absorber for the community, absorbing the deadbeats. MY local court records showed $3.5 million in unpaid rent and damages over one year in our town of 40,000.

ZT. It's simple - they pay.

BRAD --73.102.xxx.xxx




10 Reasons 2 Evict (by Mike [CA]) Posted on: Apr 26, 2019 5:07 PM
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Guilty? NEVER felt guilty aboutt an eviction.

Dirtbags get EVICTED... --172.56.xx.xxx




10 Reasons 2 Evict (by Cindy [IN]) Posted on: Apr 26, 2019 7:56 PM
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Thank you Mr Landlord This list is some of the best biz advice we have ever received . And has been posted in my office for years .

I have reread it many many times and still refer to it whenever I get wishy washy over unpaid rents . Iím sure it helped save us from bankruptcy years back .

The list and other mr LL education inspired me to set up policies and procedures for late pays and stick to them . And not waiver from the policies because itís not fair to waive fees and procedures for one tenant and not another and Iím sure not within fair housing guidelines.

Our rents are due the 3rd with a 3 day grace late if not received by the 6th late notices with a 10 day notice to pay or quit is included on the late statement. We file on the 20th if rent has not been received .

Our experience has been when someone gets more than 1 month behind its to difficult to catch up and the situation just gets worse .

We currently have a tenant we have filed on 2 times in 2019 and 6x in 2018. So far they have always paid up before the court ordered date to move out. Will they always ???? No way for us to know that so we continue to file as our policies state . This situation created me to update our lease with a $200 filing fee . Because it takes time away from rehabbing and repairs etc to file and then go sign dismissal papers when paid . Do I feel guilty not anymore ... Do I feel bad for them paying the extra fees ...

I wish them the best and hope they get whatever the problem is straightened out for their own benefit. But I canít do that for them.

I donít feel guilty for following our policies and running a business like the real business land-lording is . Thanks Sid for reposting and thanks to Mr LL

--67.199.xxx.xx




10 Reasons 2 Evict (by Jacqueline [NY]) Posted on: Apr 27, 2019 4:06 AM
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I agree with the article- you should not feel guilty when evicting. How soon one decides to do it is a personal business decision. I would also add that not once has a tenant come "home" and found the house had disappeared, or all the locks have been changed and they were unable to get it. So therefore, they are consistently getting use of the service they are supposed to be paying for. If they choose not to pay for it, then they forfeit use of that service. --69.206.xxx.xx




10 Reasons 2 Evict (by Danno [IL]) Posted on: Apr 28, 2019 7:49 PM
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Jeff [CO]: "...Cash for keys is weak landlording and puts the tenants in charge."

Jeff, I strongly disagree with that statement. As you previously wrote, landlording is a business, and with a business, there always will be expenses. Maybe both your holding expense and court costs are relatively inexpensive, but in my area, these costs have gone up well in excess of 450% over the past 20 years! The legal advantage clearly lies in the tenant's corner.

However, that doesn't mean I cannot negotiate a deal to my advantage. A case in point: I previously had a single tenant who was always in arrears on an apartment where the rent was $1,000.00. In a few days after the latest nonpayment, I found out the tenant was unemployed. (This occurred on a Thursday.) Rather than fight out a long legal battle, I offered the tenant $300.00 if he would move his things out and return the keys by 5 PM next Tuesday ($100.00 down now, with the balance paid upon delivery of all the keys). He would tell me his decision the next day.

On Friday, he told me that amount wasn't enough ... that he really needed $500.00 in order for him to move out his things. "Okay", I replied, "I will give you the money, provided you're prepared to move everything out right now." He agreed, and had his meager possessions removed within an hour. I got back all of the keys, cleaned the place up, and re-rented the unit within 21 days, generating positive cash flow. Now in my mind, I saved myself thousands of dollars in lost holding time and legal costs. Yes, the tenant got some money, but he is out of my hair, and no longer my concern. Also, I am well versed with the principle of the Time Value of [Lost] Money! --174.221.x.xxx



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