smoke and mirrors
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smoke and mirrors (by tonia [RI]) May 19, 2019 6:59 PM
       smoke and mirrors (by Moshe [CA]) May 19, 2019 7:23 PM
       smoke and mirrors (by DJ [VA]) May 19, 2019 7:48 PM
       smoke and mirrors (by tonia [RI]) May 19, 2019 8:14 PM
       smoke and mirrors (by Robert J [CA]) May 19, 2019 9:54 PM
       smoke and mirrors (by Barb [MO]) May 20, 2019 8:27 AM

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smoke and mirrors (by tonia [RI]) Posted on: May 19, 2019 6:59 PM

Hi Landlord, need your advise again..odd situation. Fairly new tenants moved in Feb 1, 2019. First maintenance inspection of unit on May 15th, unit was clean and orderly and they passed. However, I noted an un-sightly over-flowing ash tray in the bathroom When I addressed this was told smoking was not outlined on lease. I went back to review and I did make an omission on this (all other units in building are non smoking)

How best can I rectify this? tenants are on a 30 day month to month so I would think I can request a modification within a reasonable amount of time

I have not been 100 percent pleased with these tenant on other matters so if they stay on board or not that is fine

Any feedback would be appreciated

smoke and mirrors (by Moshe [CA]) Posted on: May 19, 2019 7:23 PM

I don't know anything about RI, but since they are MTM tenants, I expect that you can give them 30 days notice of a change in terms (of the rental agreement).

smoke and mirrors (by DJ [VA]) Posted on: May 19, 2019 7:48 PM

You can give them notice of a change, but they won't stop smoking. And they will be justifiably upset with you - if "no smoking" was truly never mentioned before move-in.

If you choose to not renew, they will be mad they have to move again so soon, and it may open up a big can of worms. Of course you are within your rights to do so - just be aware it could be a challenge - brace yourself for a fight.

Of course, you won't make that mistake again - so take it as a good lesson for improving your documents / systems.

smoke and mirrors (by tonia [RI]) Posted on: May 19, 2019 8:14 PM

Yes, I guess your right so they will be a tenant that I will have to endure this particular behavior and monitor closely

smoke and mirrors (by Robert J [CA]) Posted on: May 19, 2019 9:54 PM

My solution, painting of an apartment is based on a 5 year depreciation table. So if it cost $1000 to paint a unit, divide by 5 and it comes to a $200 allowance per every year of a tenancy.

When i catch someone smoking, I explain that if they stay 5 years or longer, then they won't be responsible to cover the painting costs. But if they stay only 1 year, smoking is going to cost them $800. If they stay 2 years, $600. Three years $400, Four years, $200.

This is put in writing that they violated terms of the lease and their expected re-painting costs. So when i deduct it from their deposit, it will be no surprise. --47.156.xx.xx

smoke and mirrors (by Barb [MO]) Posted on: May 20, 2019 8:27 AM

Change the lease now.

We charge $350 per room to remediate for smoking

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