--67.164.xxx.xxx

Zero T. --71.10.xx.xxx

--50.82.xxx.xx

Storage of flammable chemicals is not permitted. Had an aggressive young couple from the city and the male wanted to start a motorcycle repair, then after a notice, changed that to car detailing, then to selling junk cars. I told him I was getting a lawyer and they decided to leave. In fact you can try just telling a bad tenant that they "need to get a lawyer" because you are getting one. My bad tenants were out in two weeks after I said that. This is a pretty fifties neighborhood and the garage is small. Also I add that the late fee is additional rent. I learned that here and that makes it collectable. Also Police complaint brings immediate eviction. --173.61.xxx.xx

Direct deposit of rent to my account. Things that I NEVER hear anymore include: "the check is in the mail" and "the post office must have lost my rent check". --107.141.xx.xxx

Early lease termination fee (clause) has made me a lot of money. --50.32.xx.xxx

I added this after getting sued by tenant for mold growth on the shower ceiling. --107.141.xx.xxx

Scott (IN), what happened in that lawsuit? --24.20.xxx.xxx

BRAD --73.102.xxx.xxx

Tenant was hospitalized for couple of days. She brought a stack of ER and hospital documents and bills to court. According to all that paperwork, she had the flue. She tried very hard to convince the judge that her illness was "mold flu". Judge said to her "I have mold on my shower ceiling too". Tenant lost. I won my counterclaim. Tenant had already vacated by the court date because of the mold, so I didn't have to evict. Tenant left the house in great shape because she was trying to sell the narrative in court that she was a responsible pillar of society being victimized by a slumlord. Sad fact is that she had quit her job 3 months prior, could not afford to pay rent or hospital bills, and was looking for a payout from me. --107.141.xx.xxx

We have a couple of judges around here that might fall for that. --24.20.xxx.xxx

--99.203.xx.x

Rent is due into the office by 5pm on the first - in the bank account works fine now that many are phone based, late fees begin on the second (some places require a grace period, so know your state and local tenant rules very well), Animal registration fee with photo vet records. --76.188.xxx.xx

No animal visiting or sitting on the property. --76.188.xxx.xx

Early lease termination fee (clause) has made me a lot of money. --73.227.xxx.xxx

So I now tell tenants this so they don't dwaddle around doing a half assed job that I can't charge them to fix --144.250.xx.xx

If an unauthorized animal is found, fee and animal rent are due back TO THE BEGINNING of the rental agreement --68.10.xxx.x

Also how to cover esa so they don't sneak in unapproved pet then claim esa? --174.230.xx.xxx

David, I always learn from and enjoy your posts but I think you are incorrect in your assertion that cleaning fees can not be deducted from the security deposit in the state of Michigan. My understanding is that in Michigan a landlord cannot collect a security deposit of more than 1.5 times the rent and any advance monies collected, regardless of what they are labeled, is considered security deposit. That is the reason why we cannot collect "last months rent" as under Michigan law it is considered a security deposit. I think you are confused because the only exception to the security deposit limits is that a landlord may charge a one time cleaning fee which will not be considered a portion of the security deposit. However, if you do not choose to charge the cleaning fee in advance, it does not mean you you forfeit the right to deduct cleaning fees from the security deposit. I am not a lawyer but have never been told differently by a judge. Let me know your thoughts. --73.145.xxx.xx

You'll see various results from tenant advocacy group, to real estate group to LL attorney that all state that you can't deduct basic cleaning from deposit. But that does not mean you can't charge an up front FEE. --144.250.xx.xx

Of course, that doesn't mean you can't get away with it if a tenant doesn't challenge it. But any tenant who does a simple google would find the clear answer. --144.250.xx.xx

But I'm not in Michigan so I don't care anyway. --50.82.xxx.xx

WMH, that's a nice heads I win, tails you lose, you don't routinely clean because you require the tenants to do so ;) --144.250.xx.xx

The other part I like is we won't provide alternative housing, reimburse rent or provide discounts. --165.201.xxx.xxx

David, EXACTLY! That's how I came up with it. *I'm* not going to clean up after *YOU* silly boy. YOU return the place to me in the "as received" condition and you get your SD back. Leave me a mess, and I hire someone to clean it up, but again, *I'M* not going to do it LOL! --50.82.xxx.xx

--68.8.xx.xxx

lessee agrees to pay for professional carpet cleaning when moving out, and that the Lessor reserves the right to choose the professional carpet cleaners and set the date and time of the cleaning. --107.11.xxx.xx

Great question, I am glad you asked it. --73.120.xx.xxx

Tell us more about that --99.93.x.xx

My early move out fee is two months Rent amnd loss of deposit , and belive it or not last two tenants that took this cleaned the unit spotless and proffesionaly cleaned carpets as per lease PR --154.16.xx.xxx

--98.250.xxx.xx

using only month to month term is the key to assuring the tenants that they leave when i say they leave. this has been a great tool to bludgeon those that like to think they know the law and like to test the lease. i ignore the violations and give them a verbal to correct. if they don't i simply terminate. when they claim they have an attorney i advise them to ask their "attorney" what his favorite defense is to a simple termination of tenancy. hint...i california there isn't one except in rent controlled areas. --76.176.xxx.xxx

--71.202.xx.xxx

Ready to occupy, ELT fee, adding no pet sitting, or pets visiting to my existing no pet clause; all learned from others on this site, thank you to the those that originally posted them. --71.248.xxx.xxx

Dan Butler --75.164.xxx.xxx

David, I looked for a Michigan law stating what you claim, cleaning fees cannot be deducted from the security deposit, and could not find that specific law or a case law citation. I also found several sites claiming cleaning required to return the property to original condition minus wear are tear is permitted. While I agree that I should not charge for carpet cleaning if there are no defects, I believe I should be able to charge for cleaning a coffee stain. Now, you can argue that a stain is considered damage, and I would reply anything required to return the property to original condition is considered damage, which Michigan law states is an acceptable reason for a deduction. --74.199.xx.xxx

--73.102.xxx.xxx

BRAD --73.102.xxx.xxx