1st eviction in 20 year (by Sue [IL]) May 20, 2019 11:02 PM|
1st eviction in 20 year (by Danno [IL]) May 20, 2019 11:23 PM
1st eviction in 20 year (by WMH [NC]) May 21, 2019 6:29 AM
1st eviction in 20 year (by Danno [IL]) May 21, 2019 8:45 AM
1st eviction in 20 year (by Jeff [CO]) May 21, 2019 9:31 AM
1st eviction in 20 year (by myob [GA]) May 21, 2019 9:33 AM
1st eviction in 20 year (by Jeff [CO]) May 21, 2019 9:44 AM
1st eviction in 20 year (by Sue [IL]) May 21, 2019 9:57 AM
1st eviction in 20 year (by Doogie [KS]) May 21, 2019 10:31 AM
1st eviction in 20 year (by Busy [WI]) May 21, 2019 10:44 AM
1st eviction in 20 year (by Jeff [CO]) May 21, 2019 10:47 AM
1st eviction in 20 year (by C&J [CO]) May 21, 2019 10:54 AM
1st eviction in 20 year (by Danno [IL]) May 21, 2019 12:55 PM
1st eviction in 20 year (by myob [GA]) May 21, 2019 4:05 PM
1st eviction in 20 year (by myob [GA]) May 21, 2019 4:10 PM
1st eviction in 20 year (by Barbara [VA]) May 21, 2019 4:27 PM
1st eviction in 20 year (by mike [CA]) May 21, 2019 5:33 PM
1st eviction in 20 year (by myob [GA]) May 21, 2019 6:10 PM
1st eviction in 20 year (by Danno [IL]) May 22, 2019 8:58 AM
1st eviction in 20 year (by myob [GA]) May 22, 2019 10:52 AM
1st eviction in 20 year (by Wilma [PA]) May 22, 2019 5:23 PM
1st eviction in 20 year (by plenty [MO]) May 22, 2019 7:21 PM
1st eviction in 20 year (by plenty [MO]) May 22, 2019 7:22 PM
1st eviction in 20 year (by Sorta Blonde [CA]) May 26, 2019 9:29 PM
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1st eviction in 20 year (by Sue [IL]) Posted on: May 20, 2019 11:02 PM
Well, it finally happened. After 20 years in the LL business, we finally had to evict a tenant. We informed the tenant that we would not be renewing her lease and she decided that meant she didn't have to pay her rent.
We hired an attorney, posted the 5 day notice and paperwork was filed in court on May 15. (Following that zero tolerance policy!) Summons to appear was served today. Tonight we got a text that she had moved out and left keys on the counter.
We went up to the house and sure enough, it's empty (though quite dirty). She failed to mention that she took the stove, dryer, kitchen faucet and ceiling lights!
Here's the strange part. She's been living there for 10 years and paid rent on time every month until now. I guess she thought she had some ownership in the place at this point!
If you're wondering why we decided not to renew, it's because she has become more difficult in the past few years and I don't want to deal with difficult tenants! Anyway, at least she left of her own volition and we didn't have to pay the sheriff to move her out. Thankfully, the house wasn't destroyed.
Next step? Suing for damages... --73.110.xx.xx
1st eviction in 20 year (by Danno [IL]) Posted on: May 20, 2019 11:23 PM
Last April, we had to file our first eviction in 10 years. Unfortunately for us, the tenant refused to leave, and employed many delaying tactics. Eventually, we got our court judgement, and the sheriff finally put her out 7 1/2 months later. Best of luck with your damage claim. --174.198.xx.xxx
1st eviction in 20 year (by WMH [NC]) Posted on: May 21, 2019 6:29 AM
You got your house back! There are thou happy! It's not terribly damaged! There are thou happy!
Missing appliance easily replaced, clean and update, raise rent and RENT ON!
Good luck. --50.82.xxx.xx
1st eviction in 20 year (by Danno [IL]) Posted on: May 21, 2019 8:45 AM
I agree with WMH [NC] here ... Your missing appliances were at least 10 years old, and no longer tax deductible. With these new upgrades and more modern light fixtures, you can now flaunt these in your advertising, and fetch a higher rent. Always think positive! --174.198.xx.xxx
1st eviction in 20 year (by Jeff [CO]) Posted on: May 21, 2019 9:31 AM
I'm not sure if it's a criminal matter, but I would think it might be a crime to steal those appliances. Did you call the cops? --76.120.xx.xx
1st eviction in 20 year (by myob [GA]) Posted on: May 21, 2019 9:33 AM
Another 10 year tenant? Just read another post today about these types. Your tenant of 10 years owns those items they stole. Let them steal from you. They have rights also not to mention there "entilted" to those items.
Anyone who would just sweep this under the rug-- needs there business model burned. This is your home and you let them borrow it-- would you let them take things from your home?
File your claim- be sure to properly document for your civil claim and get it out there for all to see (all being other LL's).
I do have to ask. You didn't renew because of recent issues. She hasn't been paying rent recently-- did you ever think-- yea know I may need to keep an eye on this person??? because you certainly should have had some type feeling. --99.103.xxx.xxx
1st eviction in 20 year (by Jeff [CO]) Posted on: May 21, 2019 9:44 AM
Danno and WMH's response are bizarre. The tenant STOLE appliances and fixtures and you act like she she forgot to wash the windows. I agree with myob. The idea of overlooking this and moving on is sloppy landlording at best. --76.120.xx.xx
1st eviction in 20 year (by Sue [IL]) Posted on: May 21, 2019 9:57 AM
myob - She has paid every month until May. We were in the house on April 27. Other than her less than stellar housekeeping, nothing was amiss.
Her uncooperativeness in recent times was not about rent. It was a variety of things. She refused to change from paying by check to direct/ electronic deposit and was nasty about our request. She always used delay tactics whenever we wanted to come into the house(for appropriate reasons with valid notice). She would not respond to inquiries about the property. For example, this winter when we had the extended sub zero weather, we contacted all tenants to make sure they were watching for frozen pipes, leaving kitchen sink cabinets open, etc. She would not acknowledge us.
I don't have the time or desire to deal with this type of person.
I already have a tenant for this house as soon as we get it cleaned up and ready. It's a great tenant from one of our other properties who has been wanting a bigger house.
I understand that the outgoing tenant has "paid" over the years, but that still does not allow her to steal from us. The appliances probably would have been replaced. However, taking the kitchen sink faucet and lights was clearly done intentionally to spite us. Her deposit will cover the lost rent, but not everything else, including the legal fees.
We will "rent on," but still attempt to recover damages.
I don't know where she moved, (she didn't give a forwarding address!) but I didn't get a reference check call. She's somebody else's problem now! --73.110.xx.xx
1st eviction in 20 year (by Doogie [KS]) Posted on: May 21, 2019 10:31 AM
Sometimes it's best to have a turnover. Sorry this ended up this way, but your plan sounds like it is solid. Clean up, repair, rent again.
Impressive of 20 years and no eviction. I guess everyone has to do it at some point. I've had just a couple more than that unfortunately. Well, more than a couple.... --72.209.xxx.xxx
1st eviction in 20 year (by Busy [WI]) Posted on: May 21, 2019 10:44 AM
I didnít read anyone sweeping anything under the rug. Sue has mentioned in her initial post that she was going to go after damages charges. Just because others celebrated that there was very little work to be done to turn the unit over doesnít indicate to me that they wouldnít go after additional damages either. Just that they look on the bright side, but still take appropriate steps.
Well done Sue! Good processes, good follow-through. Unit rented again quickly, without a lot of angst. I say thatís a win! And, if any of the other damages money does eventually come in, thatís ok. Just ok. I donít get excited over odd, rare events, I like the day to day positive events. Like a quick resolution to a situation going downhill, seamless turnover. Thatís the good stuff, for me. YMMV. --70.92.xxx.xxx
1st eviction in 20 year (by Jeff [CO]) Posted on: May 21, 2019 10:47 AM
Not contacting the police for a criminal act is pretty much sweeping it under the rug. --76.120.xx.xx
1st eviction in 20 year (by C&J [CO]) Posted on: May 21, 2019 10:54 AM
Jeff [CO] I've been saying the exact same thing to my SO who prefers not to go after T's who pull stunts like this. Me, oh heck no, as I say, I am not afraid of that window at the courthouse.
1st eviction in 20 year (by Danno [IL]) Posted on: May 21, 2019 12:55 PM
Jeff, you completely misinterpreted my comment (and I believe WMH's too). There's nothing wrong with what I said. I never stated Not to file a police report and a criminal complaint, nor NOT to seek recovery of the stolen items, let alone the possible criminal damage done to the house. Most definitely I'd go after the tenant to seek justice and compensation. Meanwhile, it happened. Make lemonade out of the lemons. Note and record all the damage, and return the house back to positive cash flow status as quickly as possible. --174.198.xx.xxx
1st eviction in 20 year (by myob [GA]) Posted on: May 21, 2019 4:05 PM
Sue and herein lies the problems of unprofessional LL's. Tenant is not your problem now???? To another poster she did say she wasn't going to bother.
Sue I posted my thoughts about how you should have had an eye on this problem-- you had enough warning. As far as arrest-- unless you see them move out the items it's still civil. What needs to be recorded is the debt so when they apply somewhere else you'll be able to forewarn the new-- unsuspecting LL.
Side not about theft: we record all serial numbers of our appliances- stove, dishwasher, furnace AC unit. Without that you have no claim.
1st eviction in 20 year (by myob [GA]) Posted on: May 21, 2019 4:10 PM
Busy WI I hope most here don't take your kind of advise as a business model. I agree with yes -- turn it as fast-- I say yes to get it re-rented. I say absolutely no to making it easy for others to steal from you and disgrace/trash your property.
1st eviction in 20 year (by Barbara [VA]) Posted on: May 21, 2019 4:27 PM
Jeff, I had a tenant steal appliances. Contacting police was a total waste of time. They refused to do anything stating because I had given tenants keys, thereby allowing them access to property, it was a civil matter.
Sometimes it's best to cut your losses and just move on. 10 year old appliances are worth their scrap metal price at this point. --174.255.xxx.xx
1st eviction in 20 year (by mike [CA]) Posted on: May 21, 2019 5:33 PM
you got off easy. this is a classic example of tenants not knowing that the stuff they affix to your property becomes YOUR property. i got $50 says THEY installed the items they took. in their mind they were taking their stuff.
be sure you do a proper deposit accounting, deliver it on time and move on. the stuff she stole is definitely bad but we all know it will not help to report it and the time spent will be purely wasted time you can spend watching TV or furthering your empire.
after 10 years the value of the stolen items is zero. the court will rebuke you and the cops will have their time wasted. you can get your drawers in a wad but it will gain you nothing.
1st eviction in 20 year (by myob [GA]) Posted on: May 21, 2019 6:10 PM
It is not wasted time to have a great move in price sheet for items missing or damaged on move out. I totally agree unless u catch them in the act and have serial numbers you can't get them arrested. Who wants to anyway. Replacement costs for stolen and missing items if agreed to on move in are another story. Our move in covers all this and more-- like stolen carpet at 1900.00.
I feel you u all, out in some of our states juirstictions, that totally ignore their duty to the honest men and women in the country. NO ONE HAS THE RIGHT TO STEAL FROM YOU.
With that said when presented to the normal judge-- when they see the condition and theft and documentation supporting the judge will be hard pressed not to act. As an example. Many tenants squawk to judge they're charging me 15.00 per light bulb-- judge will comment that "it seems high to them also" -- this is when the manager kicks in his-- "judge they agreed to it at move in time" -- there is the signature. They can't now claim it is to high-- they shouldn't have signed then. WITHOUT EXCEPTION EVERY JUDGE HAS FOUND FOR US USING THAT TERMINOLOGY.
So to Barbara VA and mike CA, Sue and Busy I don't know how big your company's are but your advice is crippling. It's the way of the OL LL days when we were taken advantage off. We now have sites like this to band together and fight the perception of LL's by others. Comments like OH I could never be a LL'd. Those are based on old strategys. together we can do much better. --99.103.xxx.xxx
1st eviction in 20 year (by Danno [IL]) Posted on: May 22, 2019 8:58 AM
I have followed myob's business model for years ... that is, of marking down make and model numbers of significant items [whenever possible], size and dimensions, along with a brief description of the following items: stove, refrigerator, dishwasher, overhead microwave range hood, washing machine & dryer [if any], ceiling fans, venetian blinds, and the assorted smoke and CO detectors. If not removed outright, one cannot predict when some item will be substituted out. Myob, I would have never thought to include the furnace assembly (including the outside a/c unit) in this list, but I suppose a theft of these is possible. Has this happened to you? --174.221.xxx.xx
1st eviction in 20 year (by myob [GA]) Posted on: May 22, 2019 10:52 AM
Danno yes I've had units stolen. not by tenants but when it wasn't a felony in GA to steal and sell units many where stolen. They passed a law that junk yards could only buy the copper with proper documentation and the theft has subsided.
One big reason for HVAC numbers is for parts ordering. I keep parts for furnaces and ac units in stock. To be sure I put the right part on i need the model numbers and then call my supply house to be sure which part is correct. --99.103.xxx.xxx
1st eviction in 20 year (by Wilma [PA]) Posted on: May 22, 2019 5:23 PM
I agree that you should sue for the damages beyond the security deposit. You never know when you might succeed in collecting.
I also like the fact that you're not distraught, just glad to lose a tenant going downhill fast. Get it cleaned up, fixed, and ready for the waiting tenant, file that suit, and move on.
Life's too short to spend time being angry - it took me about three months to realize that after one atrocious situation with a moveout. Longer for my hubby - it was probably several years before I could mention that event without his blood pressure rising. I know for a fact that the help that I got from the good people on this site helped me to adjust and "rent on". (And I also learned a lot about screening, and about hiring out the cleanup, that has prevented a similar experience in the past 11 years!)
1st eviction in 20 year (by plenty [MO]) Posted on: May 22, 2019 7:21 PM
Take lots of pictures. Go g --99.203.xx.xxx
1st eviction in 20 year (by plenty [MO]) Posted on: May 22, 2019 7:22 PM
Take lots of pictures. Go get them --99.203.xx.xxx
1st eviction in 20 year (by Sorta Blonde [CA]) Posted on: May 26, 2019 9:29 PM
I just read your 20 year eviction. Oh how I wish MY 20 year first eviction had gone as smoothly. You are so lucky they actually left, despite a few missing items and some cleaning to do. I hope you do well in the future. I'm still fighting to get my tenants out of my house. It's been since Jan 4 that I haven't seen a penny in rent. See "Almost Over' thread. It's a mess and costly and so emotionally draining. Still having court hearings and motions and ex parte stuff and it's not over yet. Good luck to you and hope all goes well with your next tenants. --68.8.xx.xxx
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