I rent to a group of 12, male and female college students. Today, one of the girls at the house told me they discovered one of their male housemates, has had multiple sexual assault allegations made against him . She said they are afraid to be living with this accused sex assaulter and asked me if I could take some action to assure their safety, while they live in the house with this accused sex offender.

I doubt a landlord can act against a person who is accused, but not convicted of a crime. But tell me if you think differently.

Any thoughts, on actions I could take to make the girls feel safer living with this guy? The bedrooms have privacy locks, but I could change them to keyed locks. I don’t think cameras in the house would make anyone feel safer, but I don’t know. What do you think? Thanks!

Lisa, I can not take responsibility for how my tenants act towards each other. However, I do what I can to facilitate my tenants living peacefully together.

Lisa, I can not take responsibility for how my tenants act towards each other. However, I do what I can to facilitate my tenants living peacefully together.

You don’t want to get too involved, but here are other suggestions. The two girls could also use one bedroom to sleep and the other to study/hang out. Safety in numbers.

Thanks Still Learning. I'm not sure I made clear: the girls are living with this accused person in the same house. Your suggestion were great. I like the idea of suggesting to them that live on the same floor. And get some pepper spray.

Bill W, a can of wasp / hornet spray shoots further, more accurate to shoot, is less likely to blow back on the user & is easier to acquire.

Allegation's?

I allegedly speed? Or I have several speeding tickets. BIG DIFFERENCE.

When you did the check out-- did you really check them ALL OUT? My take now that this is in the light you need to do some research-- because if something happens to any of the women (or men) in your place the first person who's getting sued is the LL for putting the criminal in the place.

I would add a deadbolt to each bedroom and remove the bathroom style locking doorknob. Go with a straight passage latch/closet door knob.

No locking themselves out. Secure way to lock their rooms.

DO NOT get personally involved in the composition of the roommate mix if at all possible.

You DID screen each tenant? Did any of the charges show up against said roommate?

Could be that female roommate had a fling with guy roommate and now it has turned sour.

Yes, these are allegations, multiple allegations. The person in question is on the lease and pays his portion of rent but is not currently residing at the house. I have tenants who are concerned for their safety and I want to do what I can to help them feel safer.

At this point, per Still Learning's suggestions, I’m thinking of suggesting the women in the house move to the top floors and declare the top floor “off limits to the guys”. I’m also looking up some resources at the college, e.g., counseling, legal, etc, that can give them some advice. And considering adding keyed locks on the bedroom doors.

Thank you for taking the time to share your thoughts. It’s been helpful.

Hopefully you rented to them all as one unit

Hammer, my last post was before I read yours. Interesting idea, adding deadbolts. More secure than keyed door handles, but I’d need to add a hole, and any keyed lock is not legal per the city, but I was thinking of risking the fine. Probably, at my three-year inspection, they’d just tell me to remove them.

I’m happy to tell you, I do not get personally involved in the composition of the roommate mix. This is a good reason not to, that I hadn’t considered before.

I’m not happy to tell you, I do not screen the tenants for criminal records, I just check credit. I will add the criminal record check to my application process.

I don't think it's a personal think, as mentioned in your last sentence, but I don't know for sure. I was told this guy was kicked out of a fraternity because of these allegations. But I'm getting my information from a single person. I should talk with some others in the house. Thanks for helping me come up with some solutions!

DIG A HOLE!

Now your going to take these alligations to the public forumn? The school?

If these Alligations are false and this person finds out you have been spreading them around-- well dig a deeper hole.

Contact your attorney-- no not the closing attorney a criminal atty and get legal advice.

Move them to the top floor-- yea that would stop a rapist? Oh you made it off limits--- well thats different.

Adam, I do rent to them as a group on a single lease. They select all members of their group.

Bill,

Tighten up your screening process. I realize students might/should not have extensive backgrounds which can be verified, BUT the cost to screen properly is pennies while the cost to screen poorly is immense.

Taking action against a student based on allegations is a dangerous road. If it turns out to be false, they may sue you. You are not a criminal judge and jury. Innocent until proven guilty and all that. Could just be heresay and gossip.

OR the dude could be a monster. IF you want to get involved, then rescreen everyone in the building.

I'd definitely start checking criminal background. And not just for NJ, do a nationwide search.

IMO, this is their problem to sort out. They chose their own roommates. Perhaps they should have made better choices on the front end.

Thanks myob, I didn’t fully understand digging a hole and taking allegations to a public forum, but your point about protecting myself is well taken.

Hammer, I completely agree with your statement to tighten the screening process and not acting based on allegations. And my wife and I both got a good laugh on “vote him off the island”, but your point is well taken. Thanks.

Tell me J, do you think I can just run the person in question's application again, this time adding the background check? Thanks. And funny on the accuser being the problem, same thing just happened to me recently.

Stay out of it. They all signed the lease. They picked their roommates. They are responsible for doing their own due diligence. If any of them move out early, the whole group of 12 is responsible to pay the rent until they find you a replacement.

I recommend that you don't become their Dr. Phil, or you will get tangled up in a mess and end up with "allegations" against yourself, maybe not for the same behaviors, but for sticking your nose in where it doesn't belong.

Welcome to real life, Mr. & Ms. College student, where adults solve their problems vs. expecting someone else to swoop in and save them.

You are a land lord: end of the story. You fix plumbing, roofs, and HVAC. You do not fix interpersonal relationships, especially not alleged ones.

Bill your statement I only do credit checks not criminal is exactly what atty's thrive on.

Greedy LL only makes sure he's gonna get paid-- doesn't care about who he puts in a home-- even molesters and rapist. This is why so many here stress a full as possible check of tenants. AND they are tenants-- in your home-- on your lease.

Bill W:

I think you could get away with running the criminal check now, without his approval. The T isn't going to find out you ran it and there's no adverse action letter required for criminal check, unless NJ has some law about that.

I would run it just for my own knowledge, but if something bad comes up I wouldn't tell the T that I ran it. I'd find another way to get him out and deal with the situation.

BILL W

You have a range of choices and as you know this site is very good at that.

The first question in my mind about your post was -

What if one of the females was your DAUGHTER?

Not getting involved - when the girl told you about the allegations - sir you are involved.

Ken, I tend to agree I don’t have any liability. I just put a call into my attorney to check.

S I d, years ago, I posted here about the same house, where a group of wonderful tenants had a problem with one person in the house. Long story short, they all moved out and I evicted the problem person for failure to pay rent (he continued to pay his portion of rent, but not the full rent). It cost me around $14k for loss of rent and attorney fees. So yes, I can ignore this problem, but I think a stitch in time can save nine, may apply here. Thank you for taking the time. I always value your opinion.

Myob, as I mentioned above to Hammer, “I completely agree with your statement to tighten the screening process”

BillW, of course you're welcome to do whatever, but I do have a few questions....

#1 Were those last group of students signed as "jointly and severally liable?" I would think that out of 12 college students, hopefully at least 1 or 2 graduated with a worthwhile degree and have a career making enough money for you to get paid back some or all of your $14,000 loss.

#2 Are you getting parents to sign on as co-signers? I can't imagine leasing to kids who most likely have no jobs and no income. This too would help mitigate your losses.

I'm not certain how you run your business, so the only way I can answer questions/give advice is "what would I do if I were in BillW's shoes?" I'd have all tenants responsible for the whole rent jointly and severally and also parents on the hook. I live in a college town with one major and one minor university (student bodies of 26,000 and 1,500 respectively) and 6-7 smaller colleges. These strategies are both common practice in my town, and I rarely hear of LLs having the kinds of problems or losses like you described. I offer this as food for future thought if you're not already doing these things.

S i d, I pasted below my 2010 post about the previous problem tenant. On that one, I think I let my emotions get in the way of good business. I had checked this guy's credit and saw problems, but I thought "oh, I got these nice guys trying to help out a church member, I should try and help out too and overlook his non-payments to a hospital" I got hurt, but it was a lesson and it didn't break me.

To answer your questions: #1 my leases are jointly and severally liable, but I just didn't have the heart/guts to go after those guys to pay. They got hurt too by this one bad guy. #2 I do not get parents to co-sign. I know this is pretty common, but I don't. I do get 1-1/2 security and in my 15 years of doing this, I've just about never had a vacancy and I can count on one hand the times I didn't receive rent (including this guy)

But thanks and I'll consider what you said and possibly implement as new procedure.

my 2010 post: "I'm renting a 8 BR SF to a great group of guys, a mix of students and employed, for the past couple of years. Six months ago they helped out a disabled person at their church, by allowing him to move into the house. Now I'm told this person is abusing legal drugs, lying to others in the house and steeling from them. They asked him to leave, but he refuses.

Any ideas on how to deal with this situation?

2010 post: I'm renting a 8 BR SF to a great group of guys, a mix of students and employed, for the past couple of years. Six months ago they helped out a disabled person at their church, by allowing him to move into the house. Now I'm told this person is abusing legal drugs, lying to others in the house and steeling from them. They asked him to leave, but he refuses.

Any ideas on how to deal with this situation?

I don't think this person is violating any terms of the lease, since he is abusing legal, not illegal drugs. I don't have a good feeling about this person, but he has not caused me any problems directly.

I get paid this person's rent through social services and the balance is paid by the other tenants directly. The rent has never been late from any of them.

Sid’s advice is spot on.

I can’t imaging involving myself in tenant’s drama. The most I would do is consider allowing extra locks or different locks to be installed on individual room doors. I mean what’s next? Hiring a 24 hour room monitor?

If you had issues with roommates in the past how is it possible you don’t screen for criminal history? It costs you nothing if it is covered in the application fee.

As a landlord I provide quality housing and some household cleaning instructions. I don’t provide financial management training, self defense training, or any other counseling services.

Lisa as I mentioned to you above: I can not take responsibility for how my tenants act towards each other. However, I do what I can to facilitate my tenants living peacefully together. For example, sound transmission is a big issue in student housing. One student is playing music while the other is trying to sleep. I don't post quiet hours and I don't tell anyone to be quiet. But I do what I can to reduce sound transmission in a house. For example, I use solid core doors and seals around the doors.

I think there's not one right way to provide student housing. But when I look at the testimonials on my website and the reviews on google and yelp, I think I'm doing pretty well and I feel blessed.

"I just stopped renting to college. I always did like you are, all on one lease. The main reason I stopped is the liability. I realize that any tenant can do stupid things, but young adults who live together in groups are more likely."

"I just stopped renting to college. I always did like you are, all on one lease. The main reason I stopped is the liability. I realize that any tenant can do stupid things, but young adults who live together in groups are more likely."

I've never rented to students nor would I ever. Too many issues, including drunks jumping from roof to roof, missing and dying.

I had occasion a week or two ago to be in the area of one of the local colleges. To the best of my knowledge, they've been closed down since late March/early April. Out front of several were beer pong tables... recently used as the plastic cups were littered everywhere. Some had awnings and canopies. Some had benches and shelves/bars built around. All had plastic lawn chairs. These "yards" are between the porches and sidewalks at city row houses. Yards are probably 20-25' wide and 10-15 feet deep.

I've never rented to students nor would I ever. Too many issues, including drunks jumping from roof to roof, missing and dying.

I had occasion a week or two ago to be in the area of one of the local colleges. To the best of my knowledge, they've been closed down since late March/early April. Out front of several were beer pong tables... recently used as the plastic cups were littered everywhere. Some had awnings and canopies. Some had benches and shelves/bars built around. All had plastic lawn chairs. These "yards" are between the porches and sidewalks at city row houses. Yards are probably 20-25' wide and 10-15 feet deep.

An allegation is not the same as a conviction. I'd let them know that until he's convicted, there's nothing you can do other than let everyone out of the lease and have everyone move out.

If they feel threatened, then they should file a restraining order against him. Having several women file restraining orders while the allegation is going to trial would make him want to quickly move out to avoid harming his case.

like you said, no case, no trial. A lot of gossipy young girls could have made this all up. I would say you are in for some upheaval with their leases. Pull the guy aside and talk to him first.

Thanks for the advice Still Learning. I like the idea of a voice conversation, listing a few options and your perspective of a college age girl’s parent.

LotF, interesting idea on the restraining order. I agree on he may go peacefully. You never know how people react.

AllyM, I did verify with the house leader, the story of the other tenant. I think if I “pull the guy aside” it might be an offer to get out of the lease and getting his security deposit back

I love my college students, but you are in a no win situation.

Have you considered mortise locks with keyed lock and handle sets? That is what hotels use. Key required on the outside, but handle opens even if locked from the inside.

Hi Barb, nice to hear from you. Me too, I love my college students.

And interesting option on the door locks. Thank you.

I'll tell you though, I was just thinking tonight, that I'd like to talk to this guy with the accusations against him. I gotta admit, I just assumed there was some guilt, after hearing he had multiple accusations against him, but to be fair, I thought I should getting a better understanding of what's going on.

If for whatever reason, it looks like it won't be good having him in the house, then I plan to offer to let him out of the lease, and give him back his security deposit.

I'll be hte odd man out. I do not want their problem to become mine

BUT...

This IS MY problem. The good people leave. Or the parents sue the LL.

Me? I would talk to the man individually, perhaps with q witness and a recording and calmly ask him to consider living somewhere else before things get ugly. He might want out which helps you! If he is guilty he'll want out before criminal charges are filed.

My trick with suspected drug dealers is to ask them "Joe, why are the police asking me so many questions about you? Something going on?" He's usually out by daybreak.

Future: EVERY OCCUPANT must be screened.

Fuddy Duddy ol Dad me? I know times have changed but hormones have not. Boys and girls together is ASKING for trouble. Even more now than back when I was in college.

BRAD

Thanks Still Learning, I didn’t fully understand your post, but I’m hoping that assuming he leaves, the others will be fine living in the house and one less person will make the house less crowded. I’m not sure about dropping the rent. Since the college is on-line for at least this semester, there not high demand for off campus housing, so I need to be flexible. I think I will just leave the ball in their court and wait for response. I’m hoping that, like you said: they will “negotiate on their own amongst themselves and then with their landlord”

Nellie, I completely agree with your idea on Facebook and thanks for the reminder. Funny how a person might seem mature and you go to Facebook and it’s a different story.

BRAD 20,000, I hear you on mixing boys and girls, but these big houses are hard enough to rent and if I had a boys/girls requirement I’d cut out at least some of market.

I do plan to talk to guy today, but I’m thinking what if he’s innocent? That would be a tough one as everyone’s minds seem made up.

And I agree, I’d like to not have the problem become mine, but it is mine if this person is really what they say he is, and he stays and the rest of the group leaves. This is what happened in my 2010 post, that I pasted above. Well thanks for the input! Always great to see your name answering a post of mine! Bill

I'd start with the guy. Pull him aside and explain (without naming names) about the concerns. I would listen to his side of the story, because if there were multiple allegations but no conviction it could be one ex-girlfriend trying to get even.

You know Robin, I took me 3 days and absorbing what everyone had to say, to do pretty much what you just said. Here's what I posted last night: "I'll tell you though, I was just thinking tonight, that I'd like to talk to this guy with the accusations against him. I gotta admit, I just assumed there was some guilt, after hearing he had multiple accusations against him, but to be fair, I thought I should getting a better understanding of what's going on.

If for whatever reason, it looks like it won't be good having him in the house, then I plan to offer to let him out of the lease, and give him back his security deposit."

I left a message for the guy today, but I haven't heard back.

So, I completely agree with you that: "You risk losing all the good residents if you keep the one bad one" I just hope if he is a bad one, he will go peacefully.

Still Learning, wow, that must have been a real shocker for the student to find out they will be sharing a room with someone they didn’t know, when they thought they’d get to pick someone. I guess that’s the school of hard knocks.

My lawyer said, because I rent to students as groups, and I do not select individual group members and because I provide bedroom doors with privacy locks, I’m ok. He said for example, if I didn’t provide secure entry doors and a stranger walked in and assaulted a tenant, that would be a different story.

I’m trying to get to speak with the guy who was accused, but so far, he hasn’t responded. I wonder if he doesn’t want to speak with the landlord. And I find out, although this guy is on the lease starting on 6/1/2020, he has not physically moved his things in, and he does not physically live at the house. I’m not sure how that affects things.

Thanks for the reminder Laura, regarding a paper trail. Once I decide a course of action, I will let the group know. I do hesitate to put things in writing before I’ve decided what to do.