I have had another skip-out. Tenant of 8 months, who had paid rent on time every month, just up and moved out without any notice. I had another one of these just 3 months ago. After 13 years in this business, I have never understood why some tenants do this. No forwarding address given, they just vanish into thin air.

My guess is your not approaching them enough from a business standpoint.

The illusion of the office and company in control of the relationship will outperform Roy the landlord anyday.

NE,

My tenants think they're dealing with a corporation. I'm just a spoke on the wheel.

Judging from your posts, I could venture a guess that you go back and forth a lot with tenants on a myriad of different topics and problems. Maybe even enjoy getting into it with them at times.

You may even cave a lot to their demands. All in all, if they're skipping out, they don't respect you or the "business relationship" OR you messed up somewhere during the screening.

NE,

Because I answer my phone, yes, I do go back and forth with tenants on a myriad of issues. I do not cave to their demands though. I do keep all tenants at an arm's length.

Why would you return ANY security when they owe you next month's rent due to skipping out with no notice?

Roy I just saw your 843 am post. That's part of the issue. ya gotta let um know theres a person to deal with not an empty office. My maint guy drives by each property a min. of 1 time a month. When you don't see clients for 8 months-- that's a problem-- there's no name to face recognition or no connection made--- I know it's a mental thing for tenants but they want to know they're getting THEir MONEYS WORTH.

Roy, building on MYOB's integration, we also send monthly professional looking bills to all tenants. EVEN THOUGH THEYRE ON AUTODRAFT. This is to UP the level of professionalism frequently. On this bill there is a tear off portion for them to return with and problems or concerns they have.

It's to keep the engine running smooth.

Contact this guy and see if you can find out why he didn't give you notice.

Way back in 2000, I had half an apartment building empty over night. Why? A new building on the block opened up and they offered low move in deals. This property had a pool, roof sun deck, game room and ample parking. What my tenants didn't know that my building was under rent control and I could only raise them 3 to 5 percent a year. The new property gave them a teaser rent rate for the first six months, then jacked up the rent to market.

MYOB,

Many LL's here advocate not answering your phones (all calls to voice mail) and having virtually no personal contact with tenants at all (lock-box showings, don't call,..send Texts instead). I disagree with this, somewhat.

If one of my tenants calls me, I answer the phone and talk to them like a normal LL should do. If a tenant does not call me, that is fine also,..however, I do not call them just to shoot the breeze with. I keep all tenants at arm's length.

Tony (NJ)

I had a text this morning from new tenant. They took a shower and it leaked downstairs into the kitchen. Sent pics. We've had this happen in these buildings before so I just contacted the plumber, gave them tenant's number and texted the tenant to expect a call. All professional and nice...you don't have to answer the phone to "talk" with tenants or respond quickly to their issues.

The last total skip-out we had, we saw the guy driving out with his mattress in his truck on our Security Cameras! Text him, "Are you moving out?" He responded he was moving to Florida to take care of his sick mother...ooooookay...hmm. Not even a text goodbye LOL?

Years ago, possibly from that same unit, Tenant entered re-hab overnight. All her stuff was gone except a nice antique silver chest, which I still have ;)

And I think we had a move-out from that same unit a few years ago, after we kicked out the Pee Girl. He was friends with her so got mad and left, too.

Later today, I will go in and take photos. I will report back then. They all leave trash behind,..just hope there is not any physical damage though. 3 months ago, my last skip-out had made an attempt to paint the living room (without my permission) and did a horrible job. I rarely ever return deposits.

I have posted on many occasions how I run my business to maximum the value of my time, so I won't go back into it in detail except to correct a misunderstanding. I have a lot of contact with my tenants... AFTER they become tenants.

It is BEFORE they become tenants that we have minimal contact. I do not have time to waste with 80-100 looky loos and poorly qualified applicants. Therefore, "all calls go to voice mail" and we do canned email/text responses and lock box showings, etc.

Because I save a lot of time on the front end, I have more time to spend managing my business on the back end. For example:

T-minus 1-3 Days to Move-in: the in-home inspection. Look, sniff, listen. It amazes me that some LLs who poo poo lock box showings as too dangerous/risky fail to take this step which is 100x more accurate and detailed than talking to people.

Day 1 - Move-in: we spend an hour going over the lease in detail and explaining expectations.

Day 14 - First inspection. We go in and find if any unapproved animals or loser ex-con boyfriends have showed up. I'll swap out a smoke detector or perform some other minor maintenance item.

Day 90 - Second inspection. Change furnace filters.

For those who aren't counting, that is 4 direct points of contact within a 3 month window. More than many land lords do in an entire year's lease.

Beyond that, it depends on how well they did during first two inspections Any deficiencies are noted and re-inspected within 7 days.

To summarize: The key for me is not to spend NO time on my business: it's to selectively spend time where it creates the most value.

Tenants do things for many reasons. If we have a handle on our business, we’ll have an idea why they do the things they do. In AllyM ‘s case, her landlord knew, he just didn’t want to face reality.

NE had the best question, ‘ What is a normal landlord?’ We all have to define the parameters of our business based on our own situations, including our own personalities, and the economic climate in which we operate. Market research is key. Each market is different. Just like the question of ‘Why don’t landlords raise rents?’ And then a whole lot of speculation, but none of it can be anything but just blah, blah, blah without market research.

ROY

It is the culture, and from my perspective it is going to get worse. I have had 2 or 3 houses for 20 plus years - more of a hobby for me. 10 years ago I did not have the sort of trouble I am having now.

This entitlement attitude coupled with the deadbeats that lie about everything.

The MYOB post had it right about "down on their luck". I might add that to many people just don't make enough money, especially in the SC rural areas. I see to much income in the $15 an hour range. The numbers just don't work.

Now - I screen - I revised my lease - I am on a first name basis with the magistrate - I do as SID does minor repairs that allow checking the house and establishing a business relationship - not personal - with the tenant. Let the tenant know the LL is watching and last Zero Tolerance is my goal.

Let me tell you a Skipping story - This guy was a teacher at a local university. He convinced them that he had two PHD's after 6 months they fired him. His furniture was a microwave, a chair and a blow up mattress. He was a piece of work. I watched and did drive buys and inspections. He was always paid up and I kept the security deposit.

Roy hope you don't mind but after reading most all the answers it occured to me that I don't care if they skip. Do I want them to put a name to who there skipping from -- sure-- maybe they'll think twice if they see it's not a huge conglomerate there's doing it to..

This is what separates us from almost 100% of LL's --WE GO AFTER THE DEBT. Tenants aren't use to that. Most LL's just move forward take their loss and say NEXT-- all the while eating the loss-- money out of their families pocket.

We don't party with them-- we do let calls go to voicemail-- we do once a month drive bye-- we do 2 times a year inside property and HVAC filter check.

When tenant calls and just says CALL ME with no request or indication of what call is about-- we don't call back.

One thing most my skip-out tenants have in common is,..they were all single males and they had moved here from another city,..usually job transfer related. Usually after 6 months, for whatever reasons, they decided to move out with telling me. If there had been a female/kids in their life, I think they would not have skipped out. This is just speculation on my part though.

PG (SC)

Hmmmm..... moved here for a job transfer, bounced after six months.... Would offering a MTM for a higher rate from day one perhaps attract those who need a place to land for the job transfer but are the type to give PROPER notice? Your little furnished place over the garage might find it’s sweet spot with this sector of the market. Or, just your regular houses. Might want to ‘play tenant’ for a while and see what the market looks like to those transferring for a job. If there is a long-term motel shortage in your town , there might be an opportunity for MTM. Yes, higher turn-over, but,.... if they are paying a premium for that MTM....

As MYOB says, if those who skipped want to buy a house, getting to the courts can get you some damages. However, I don’t recall that the mortgage company asks if they have given their CURRENT landlord proper notice, so, when they bounce from your rental to the first house they buy, it ( court records) wouldn’t have hit their records yet. ( Please correct me, fellow posters, if I am wrong on this. Haven’t bought after renting for many, many years.) Might be an opportunity to educate them on the benefits of paying X amount more to go MTM, give proper notice, as part of your on-boarding process. Heck, give them the ‘Hotel Clean ‘ speech and paperwork while you are at it. Prep them for moving to their next house, give them incentive if they help find your next tenant, so they talk you up at their new jobs. Pretty soon, when new employees are hired at XYZ Corp, the other employers are saying to the newbies, ‘Hey I know a guy...’

Just an idea... might be full of hogwash... trying to help you make hay while the sun is shining on new jobs in your town....

I would agree with you Roy. Most of move-outs I've had the last few years are young single men. Seems like most have a descent job with a nation-wide corporation that moves them at a whim. The last one was an environmental sampler for the construction industry, I found out after he left and I texted him that he was transferred to Utah, the company gave him 3 days notice to be at the new location and he just loaded his junk up in his truck and a rented trailer and hit the road.

[[[[[...... I posted a 7-day P/Q notice on his door on 7-7-19 and he was living there then ....]]]]

In this case, you gave him a pay or quit and he chose the "quit" option.

I've only encountered this a few times in rooms, which is to be expected, and never in apartments. I wouldn't be happy about it, but I'd prefer they leave rather than stay, not pay and force me to evict.