Just messaged a tenant after seeing she had gotten her G.E.D. & in the ensuing conversation online, she admitted to me that she had recently gotten (temp) custody of her 3 minor nieces. Tenant has one male toddler. She has been there about 18 months, so we are month to month now. She pays 675.00 for a 1,600 sq ft doublewide. I admitted to her that I was concerned about that many more people living there as our lease was priced at her and her son only.

She has not replied, as of yet, so I'm wondering if I should:

1. Go up on the rent with 30 days notice at first of the month (July).

2. Give her notice to cure or quit?

3. Leave well enough alone and let time take care of it? (Mom might sober up & get her kids back)

I find out things when I stay in touch with my tenants. Some good, and some not so good. That's really besides the point to me, a situation adding 3 people to a house is pretty important info though.

Most people I see pricing per person are carrying utilities. So 4 people take more showers than 1 person, etc, and get charged more. Does your $675 include gas/electric/water?

So if you have an adult and a toddler in a 1600 sf doublewide, how does it affect your costs as to whether she brings in any other minors, or whether all those spare rooms are being used as a computer room, a craft room, a play room, whatever.

I guess none of you have bought repo's like we have had that had kids that spilled Kool-Aid all over the carpets, wrote with magic markers on the walls, I mean ALL over the walls, or spray painted blue clouds on the walls & ceilings?

That is a lot of what we have taken in (for our inventory). They do more damage than pets in my opinion.

I have ONE MONTHS rent for deposit. All she has to do is walk on that last month & I have nothing for damages.

I definitely agree that the more kids, likely the more damage. At minimum I would be increasing her deposit (make sure to follow your state/local laws regarding that).

Our rule is: extra 70 for additional person. (Adult) If your tenant has legal custody-- key word legal from court-- no charge. If just long term with no court order 70.00.

If you had a tenant who got married-- would you charge if partner's new spouse had kids? Or for new partner?

Congratulations, now get out. That good deed turned out differently didn't it?

If you could see the before and after pictures of this unit, you might better understand where I am coming from. We replaced just about everything in it. Plus, I just paid $1,450.00 to have a used storage bldg. delivered there for her to use w/o going up on rent. 8 x 16 with 6' sidewalls, shelves & hooks inside. Didn't even get a thank you.

Sure I feel bad for the kids, but how many times have I heard you guys say, I give to charity but I'm not one!

If you don't know it by now, people will sure take advantage of you if you let them. Yes, I am sure she will be compensated for taking them, they are her dead brother's children and they draw social security for them.

Disclaimer: I have a small number of single family homes, all on different streets, so some of the things I might do may not be good choices if you have multi family units, or units right near each other. Do your own due diligence....as always.

I’d do a substantial rent increase at my next annual rent increase, IF I was noticing increased wear and tear, just as I did on a tenant that over-cleans ( yes, too much scrubbing isn’t always a good thing.) I would be sure to get the quarterly inspections done on the inside of the property, as I try to do anyway. My policy on damages is to repair and bill as they occur, rather than waiting till the end of the tenancy. Having said that, the increased rent covers many of those costs, so, I can just ‘take care of it’, tenant isn’t afraid to report small things because I don’t nickel and dime them. To me, making them pay every time leads them to not report things, somewhere, there is a balance.... That way, the property stays in good shape. My security deposit would NOT increase, to cover additional ‘wear and tear’, rent would. I collect the application at prospective tenant’s house when they apply, so I already have a good idea of their housekeeping. During the screening process, I watch and listen to how the family interacts, and document that. I learned that mistake with early tenants. Families who cannot treat each other respectfully don’t pass anymore, so, I am pretty comfortable that my tenants could integrate more kids in pretty successfully.

Because I am very patient with kids/ families, I would expect a few ‘ bumps’ in the road, as Momma integrates the kids into her household. But, I also know it can be done, so I wouldn’t automatically assume anything at this point. It does concern me that tenant wasn’t appreciative of the shed, but is more concerning that there wasn’t a rent increase, unless you had already given the increase for the year, and are planning a larger increase for next year. My favorite kind of gratitude goes in my bank account.

Pat, caution. Federal fair housing laws say that tenants can add as many kids as they want and that includes all sorts of different relationships.

So, whatever you decide to do, do not make it have anything to do with the increased number of children. That house is plenty big enough for four kids.

Thanks for the advice, it is much appreciated. BTW, we did have a tenant try to grow marijuana in a small 6 x 8 shed with 4 walls, with all of the lights on it, he melted the asphalt shingles! I had the residue on the floor tested by a deputy after they moved, I did not know it ahead of time. Only that he complained about the electric bill a lot! The nerve! I got rid of him for other reasons.

I understand your frustration that many kids may do more damage that regular wear and tear. Where that may very well be true, it is also true that it sounds like a fair issue that you are creating

a while back there were some threads on asking residents what they thought their rent increase should be.

My 1st thought was this GED educated woman can't afford anything more with 3 extra kids but then someone mentioned the SS money that comes with them.

I would ask her what her rent increase should be and if it is acceptable go with it - If not then tell her she has to go.