'I will be out Friday'
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'I will be out Friday' (by Triplexer [IL]) Jul 10, 2019 12:41 PM
       'I will be out Friday' (by David [MI]) Jul 10, 2019 12:54 PM
       'I will be out Friday' (by Vee [OH]) Jul 10, 2019 12:55 PM
       'I will be out Friday' (by Barb [MO]) Jul 10, 2019 12:58 PM
       'I will be out Friday' (by plenty [MO]) Jul 10, 2019 1:10 PM
       'I will be out Friday' (by Robin [WI]) Jul 10, 2019 1:18 PM
       'I will be out Friday' (by Triplexer [IL]) Jul 10, 2019 1:49 PM
       'I will be out Friday' (by Mike45 [NV]) Jul 10, 2019 2:06 PM
       'I will be out Friday' (by Vee [OH]) Jul 10, 2019 3:40 PM
       'I will be out Friday' (by MC [PA]) Jul 10, 2019 3:54 PM
       'I will be out Friday' (by MC [PA]) Jul 10, 2019 3:54 PM
       'I will be out Friday' (by Blue [IL]) Jul 10, 2019 4:45 PM
       'I will be out Friday' (by Doogie [KS]) Jul 10, 2019 5:16 PM
       'I will be out Friday' (by Blue [IL]) Jul 10, 2019 6:00 PM
       'I will be out Friday' (by Roy [AL]) Jul 10, 2019 6:20 PM
       'I will be out Friday' (by 6x6 [TN]) Jul 10, 2019 8:16 PM
       'I will be out Friday' (by BRAD 20,000 [IN]) Jul 11, 2019 1:13 AM
       'I will be out Friday' (by Jim In O C [CA]) Jul 11, 2019 9:17 AM
       'I will be out Friday' (by Jim In O C [CA]) Jul 11, 2019 9:17 AM
       'I will be out Friday' (by Jim In O C [CA]) Jul 11, 2019 9:17 AM
       'I will be out Friday' (by Salernitana [CA]) Jul 12, 2019 2:05 AM
       'I will be out Friday' (by Steve [MA]) Jul 12, 2019 6:15 AM
       'I will be out Friday' (by MC [PA]) Jul 12, 2019 6:27 AM
       'I will be out Friday' (by 6x6 [TN]) Jul 12, 2019 9:47 AM
       'I will be out Friday' (by Blue [IL]) Jul 12, 2019 10:10 AM
       'I will be out Friday' (by 6x6 [TN]) Jul 12, 2019 11:09 AM
       'I will be out Friday' (by Nellie [ME]) Jul 13, 2019 8:53 PM

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'I will be out Friday' (by Triplexer [IL]) Posted on: Jul 10, 2019 12:41 PM
Message:

Tenant has rented about a year and a half-causes no trouble, but is constantly late with rent. 5 Day Notice has been mailed pretty much 11 out of 12 months of the year, and usually rent is paid on the absolute last day- some months literally while driving to the courthouse to file after much back-and-forth.

Its important that renters don't go past two weeks- as that basically erases their deposit- with no chance of collecting anything if they take off after renting a month free, and nothing to cover vacancy or damages. Leaving the landlord of course, screwed.

Every month of course there's an excuse, from lost job to starting life over, etc.

Although after the battle she does pay a late fee. Two months ago she managed to get financial aid to make payment- a one time thing, which was a whole month ordeal. She paid on time (first month ever) the following month, and now this month 10 days in and nothing.

So, here we are again. A text "Please be sure rent is paid before expiration of the 5 day notice as we cannot extend due to your payment history" resulted in a response, "I'll be out Friday."

I'm well aware of the 'as long as they pay and the late fee, then why not?'.... but the fact is you never know IF the payment is coming, and as I said once you're past 30 days you have no deposit and an uncollectable renter.

What to do in this situation?

--75.35.xxx.xxx




'I will be out Friday' (by David [MI]) Posted on: Jul 10, 2019 12:54 PM
Message:

I have the same problem but I have a hefty late fee, $20 per day after a five day grace period. I am considering removing the grace period for the exact reason you state.

I also gently remind them that once I file the eviction, even if they pay up, the eviction filing is a public court record and future landlords will find it. --144.250.xx.xx




'I will be out Friday' (by Vee [OH]) Posted on: Jul 10, 2019 12:55 PM
Message:

Let the housing court help you, you are a small ball in tall grass - this should have been rerented months ago to a better tenant, follow your state and local tenant laws which you prolly have printed out a few years ago before opening for business, get the newest versions and compare to be sure your eviction will go in your favor smoothly. --76.188.xxx.xx




'I will be out Friday' (by Barb [MO]) Posted on: Jul 10, 2019 12:58 PM
Message:

Is this resident in an annual lease or month to month?

What does the lease say about notice?

I would respond, thank you for letting us know you will be out Friday. In order to preserve as much of your deposit as possible, so that we may refund as much as possible, please be certain the home is completely clean upon move out, and move in ready. We are happy to schedule a walk-through with you. Does tomorrow at 5pm (or whatever time) work?

Please check your email for our move out checklist.

We will return all security deposits in accordance with state and local laws.

Then, on days 6 after the 5 day notice, file.

Next, get them out, since they said they would be out.

Third, clean, repair and recent.

Fourth, apply security deposit to cleaning, repairs that are attributable to tenant, and unpaid rent and late fees.

Fifth, send bill for what they owe you.

Sixth, decide do you want to take them to court for the unpaid amount? If so, start that process. If not' at least report the unpaid debt. --64.251.xxx.xxx




'I will be out Friday' (by plenty [MO]) Posted on: Jul 10, 2019 1:10 PM
Message:

For me. I would wait until Friday. After all it's Wed already. On Friday i would text her, leave keys on counter and lock the door behind ya I'll be by at 10am on Saturday. On Saturday i would fo there. Knock on door. Use my key to get in yelling maintaince. Still look occupied. Monday i would call utility company if utilities still in tenants name I'd do what Barb writes above. I am learning to skip right to Barb's list but it's my nature to believe "Friday" --99.203.xx.xxx




'I will be out Friday' (by Robin [WI]) Posted on: Jul 10, 2019 1:18 PM
Message:

"causes no trouble, but is constantly late..."

Uh, those are mutually contradictory statements. Constantly late IS trouble. To paraphrase a popular Disney song,

"Let her go, let her, don't give slack any more..." --204.210.xxx.xxx




'I will be out Friday' (by Triplexer [IL]) Posted on: Jul 10, 2019 1:49 PM
Message:

>>Uh, those are mutually contradictory statements. Constantly late IS trouble.>>

All good points, especially the last one. To be honest I'm dreading all the work of renovating the apt after she leaves and finding a new tenant. Under severe time and financial strain as all my remaining money is tied up in a house flip and I'm already working till 11 each night and broke, which has taken way longer than expected and back taxes overdue on. Months still to go on that.

In other words, its "The Perfect Storm". Perhaps its time to strike up the band and sink with dignity.

She just texted and said she had a tooth pulled and a dental bill, hence no rent money. Seriously, you paid your dentist before your housing? The woman should be evicted just for plain budgeting idiocy imo. How can people like this get by while I end up bankrupt...

--75.35.xxx.xxx




'I will be out Friday' (by Mike45 [NV]) Posted on: Jul 10, 2019 2:06 PM
Message:

When is the expiration of the Five Day period, vis-à-vis "Friday"? Is she promising to be out before the expiration or after?

I would not rely on her promise to be out Friday. You have served a Five Day Notice. Upon the expiration of that period, if she is still in possession, I would file for eviction, as if she had not promised to vacate.

After all, she promised to pay the rent on time every month. Her promises mean nothing.

If you file for eviction and she vacates, that is great. But if you don't file, in reliance on her promise, and then if she does not move out, you are two days further behind.

--71.38.xx.xxx




'I will be out Friday' (by Vee [OH]) Posted on: Jul 10, 2019 3:40 PM
Message:

There are still 25 Fridays till the new year, did they say which Friday? --76.188.xxx.xx




'I will be out Friday' (by MC [PA]) Posted on: Jul 10, 2019 3:54 PM
Message:

Still owes-out or not. Does that work with Utility Companies? I will be out on ....so I don't owe.. --73.230.xxx.xx




'I will be out Friday' (by MC [PA]) Posted on: Jul 10, 2019 3:54 PM
Message:

Still owes-out or not. Does that work with Utility Companies? I will be out on ....so I don't owe.. --73.230.xxx.xx




'I will be out Friday' (by Blue [IL]) Posted on: Jul 10, 2019 4:45 PM
Message:

OK Imma give you some tough love here.

“Timid landlords have skinny kids.”

When I read your post, I thought, “this sounds familiar” and sure enough I had responded to this exact tale of woe in your post in May. But I also see you posted about the same issue Feb 15 and Jan 15.

Each time you got great responses from those here. Obviously you chose not to move with the advice given. After this you can only blame the person in the mirror.

YES it is difficult to tell someone “your way or the highway”…. But this is the result if you do not.

A good friend of mine is a terrible landlord. Tenants would pay late and she would let them and just “hope” they paid. One time she was at my house and I said, “we’re dealing with this NOW”. I typed up the P or Q, we immediately went to the property and I waited while she served it. She called me the next day: “They paid!” Amazing what you get when you ask. But…she is back to her old ways. Honestly it is difficult to be friends with her…I no longer answer the phone when she calls. I wait a day or two because it is inevitably about a problem/ tenant. I have told her time and again that I would be happy to help her screen BEFORE she lets these people in, but she won’t and has constant issues.

--66.128.xx.xxx




'I will be out Friday' (by Doogie [KS]) Posted on: Jul 10, 2019 5:16 PM
Message:

I was kind of feeling sympathy, and still am to a point, until I read Blue's post. Have you posted this before and heard the same thing from the folks here? If so, shame on you!

It is always hard to evict a tenant. It's never the right time. In this situation, it seems like you are bluffing with the 5 day notice. The tenant is now calling your bluff on that 5 day notice. They have now told you that they won't pay at all since they "had a tooth pulled". This is what is called doubling down on their bluff.

I have been in your shoes before and I have felt that pain. I'm sorry you are going through it. Once I learned zero tolerance, there isn't much wiggle room. Get them out and a new tenant in. Once that happens, start saving for an emergency fund so when this happens again, it won't be as financially draining to you.

Do a search here for zero tolerance. Read up on it and implement it. It's scary, but it honestly works. If BRAD or Sid show up to this thread, I guarantee zero tolerance will be mentioned in their reply. --68.102.xxx.xx




'I will be out Friday' (by Blue [IL]) Posted on: Jul 10, 2019 6:00 PM
Message:

Doogie, Brad chimed in on the same previous post. --99.203.xx.xx




'I will be out Friday' (by Roy [AL]) Posted on: Jul 10, 2019 6:20 PM
Message:

It is never too late in the month to practice Zero Tolerance. Quit talking to them and just file for eviction.

I am willing to bet they have been evicted several times before, so to them it is just a minor inconvenience. --68.63.xxx.xxx




'I will be out Friday' (by 6x6 [TN]) Posted on: Jul 10, 2019 8:16 PM
Message:

I agree with Robin in that not paying rent is trouble.

I also agree with others in zero tolerance.

I think it was Sid that said on another post that you get what you allow. She is giving you the runaround because you are allowing it.

From Blues post it sounds like you are not listening.

I know it is hard to juggle your time but you are wasting more time dealing with this tenant every month and loosing more money then if you just get them out and replace them.

Learn to screen better and get better tenants and not take any bull.

I am not a very experienced LL myself but these other LL on here give good advise and you can learn from them.

Vee, That is a good point.

--73.120.xx.xxx




'I will be out Friday' (by BRAD 20,000 [IN]) Posted on: Jul 11, 2019 1:13 AM
Message:

Tri,

You get what you allow.

I sense your fear to take action on this. You MUST or you will lose MORE money.

Moving out is the best thing she can do for you.Bite the bullet and turnover this home.

She has proven she is in over her head and sinking. This will only get worse.

Heat bills, Christmas presents, and holiday shut downs are coming soon. Right now is a PERFECT time to re-rent before school starts.

I used to brag about how much I brought in on late fees. Then I added what I lost when they finally flunked out and left a mess.

--73.102.xxx.xxx




'I will be out Friday' (by Jim In O C [CA]) Posted on: Jul 11, 2019 9:17 AM
Message:

I have a no sense rent due on time policy. On my welcome letter I lay out my 3 day grace period is cast in concrete. Day 4 you will have a 3 day to pay or quit.

I do waver for stellar tenants , one tenant’s father was dying and she promised payment when he passed and she literally dropped off a check an hour after he died. Another was in a car accident and in the hospital and had to have a child bring her a check to sign and drop off. --99.23.xxx.x




'I will be out Friday' (by Jim In O C [CA]) Posted on: Jul 11, 2019 9:17 AM
Message:

I have a no sense rent due on time policy. On my welcome letter I lay out my 3 day grace period is cast in concrete. Day 4 you will have a 3 day to pay or quit.

I do waver for stellar tenants , one tenant’s father was dying and she promised payment when he passed and she literally dropped off a check an hour after he died. Another was in a car accident and in the hospital and had to have a child bring her a check to sign and drop off. --99.23.xxx.x




'I will be out Friday' (by Jim In O C [CA]) Posted on: Jul 11, 2019 9:17 AM
Message:

I have a no sense rent due on time policy. On my welcome letter I lay out my 3 day grace period is cast in concrete. Day 4 you will have a 3 day to pay or quit.

I do waver for stellar tenants , one tenant’s father was dying and she promised payment when he passed and she literally dropped off a check an hour after he died. Another was in a car accident and in the hospital and had to have a child bring her a check to sign and drop off. --99.23.xxx.x




'I will be out Friday' (by Salernitana [CA]) Posted on: Jul 12, 2019 2:05 AM
Message:

I too understand your pain, and I was once in an eerily similar situation. Please do issue a 5-day notice immediately. The deadbeat tenant will most likely not change. If you can slide and survive until your flip is done, then just get ready to issue 5-day notices at the beginning of each month until your finances seem stable enough to oust the tenant. What kind of lease do you have with her?

Anyway, take care, and please post what happens. Best of luck too. --73.93.xx.xx




'I will be out Friday' (by Steve [MA]) Posted on: Jul 12, 2019 6:15 AM
Message:

In light of your apparent inability to learn & attempt to master Aldo's "Two Rules of Landlording", I strongly suggest that it's time for you to sell your rentals.

It's apparent to me from reading this post as well as your previous posts that the quality of your life can't be great and that the self made stress level in your life must be high.

Some people are just not cut out for being a LL and / or a property flipper. The sooner a person realizes this, the less expensive their lesson will be. I wish you the best of luck resolving these problems.

On a more positive note with the current booming economy, RE prices are great & there are plenty of decent jobs available. --96.237.xx.xx




'I will be out Friday' (by MC [PA]) Posted on: Jul 12, 2019 6:27 AM
Message:

Are they gone? It is Friday. --73.230.xxx.xx




'I will be out Friday' (by 6x6 [TN]) Posted on: Jul 12, 2019 9:47 AM
Message:

Steve, What is Aldo's "Two Rules of Landlording"? --73.120.xx.xxx




'I will be out Friday' (by Blue [IL]) Posted on: Jul 12, 2019 10:10 AM
Message:

1. The Landlord is in charge.

2. The tenant is not.

Here is my #3:

Don't make their problems your problems.

--66.128.xx.xxx




'I will be out Friday' (by 6x6 [TN]) Posted on: Jul 12, 2019 11:09 AM
Message:

Thanks Blue. --73.120.xx.xxx




'I will be out Friday' (by Nellie [ME]) Posted on: Jul 13, 2019 8:53 PM
Message:

It is Saturday. Is the tenant gone yet?

--70.20.xx.xxx



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