Have you ever
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Have you ever (by Shaun [FL]) Oct 15, 2020 9:15 AM
       Have you ever (by David [MI]) Oct 15, 2020 9:25 AM
       Have you ever (by David [MI]) Oct 15, 2020 9:27 AM
       Have you ever (by Still Learning [NH]) Oct 15, 2020 9:31 AM
       Have you ever (by NE [PA]) Oct 15, 2020 9:42 AM
       Have you ever (by SHAUN [FL]) Oct 15, 2020 9:48 AM
       Have you ever (by Tom [ME]) Oct 15, 2020 9:51 AM
       Have you ever (by David [MI]) Oct 15, 2020 9:52 AM
       Have you ever (by NE [PA]) Oct 15, 2020 9:54 AM
       Have you ever (by SHAUN [FL]) Oct 15, 2020 10:02 AM
       Have you ever (by NE [PA]) Oct 15, 2020 10:04 AM
       Have you ever (by Robert J [CA]) Oct 15, 2020 10:12 AM
       Have you ever (by WMH [NC]) Oct 15, 2020 10:12 AM
       Have you ever (by S i d [MO]) Oct 15, 2020 10:29 AM
       Have you ever (by Gene [OH]) Oct 15, 2020 10:59 AM
       Have you ever (by Oregon Woodsmoke [ID]) Oct 15, 2020 11:05 AM
       Have you ever (by Nicole [PA]) Oct 15, 2020 11:31 AM
       Have you ever (by Dave [MO]) Oct 15, 2020 11:32 AM
       Have you ever (by Sisco [MO]) Oct 15, 2020 11:32 AM
       Have you ever (by David [MI]) Oct 15, 2020 11:44 AM
       Have you ever (by 6x6 [TN]) Oct 15, 2020 12:14 PM
       Have you ever (by Sorta Blonde [CA]) Oct 15, 2020 12:29 PM
       Have you ever (by Vee [OH]) Oct 15, 2020 12:48 PM
       Have you ever (by Allym [NJ]) Oct 15, 2020 1:05 PM
       Have you ever (by plenty [MO]) Oct 15, 2020 1:50 PM
       Have you ever (by RB [MI]) Oct 15, 2020 1:50 PM
       Have you ever (by Robin [WI]) Oct 15, 2020 2:46 PM
       Have you ever (by J [FL]) Oct 15, 2020 3:23 PM
       Have you ever (by cjl [NY]) Oct 15, 2020 3:33 PM
       Have you ever (by Hoosier [IN]) Oct 15, 2020 3:59 PM
       Have you ever (by Ray-N-Pa [PA]) Oct 16, 2020 10:09 AM
       Have you ever (by Jason [VA]) Oct 16, 2020 11:37 AM
       Have you ever (by Jane [TX]) Oct 16, 2020 1:36 PM
       Have you ever (by Dee Ann [WI]) Oct 17, 2020 9:07 PM
       Have you ever (by Jim in O C [CA]) Oct 17, 2020 9:27 PM
       Have you ever (by J [FL]) Oct 17, 2020 9:45 PM

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Have you ever (by Shaun [FL]) Posted on: Oct 15, 2020 9:15 AM

Have you ever...

Stopped a lease signing because the "prospective tenant" did not have all the move-in monies or did not had the utilities transferred over or did not do whatever else they were to do or have done by lease signing?

Please be specific. What was their reaction? And did the situation get resolved or did you started the process over?

Lesson has been learned. I need coaching of how you stopped the lease signing. What did you say?

I am in a situation now--already beating myself up...so you don't need to. :-) The idea of 5 more months is depressing. Trying to come up with ways to get them out early. --205.223.xxx.xx

Have you ever (by David [MI]) Posted on: Oct 15, 2020 9:25 AM

Utilities: I tell them they need to SCHEDULE ASAP the transfer for the move-in date. My utility will now show in my online account if someone else has scheduled start service and when it will be taken out of my name.

Renters insurance: Same, I tell them they need to get it ASAP to start by move-in date and have me as interested party

You can set whatever deadline you want for them to do these items. The day before, two days before. If they don't meet YOUR deadline, cancel the lease signing. Full stop.

Move-in monies: I tell them the amount in cashiers check or money order. Then an hour before the lease signing , I text them and ask if they are all set with the move-in monies. A couple times they have told me they are delayed getting MOs .

So by the time we all show up at the lease signing, the only question is if they have the money. No money? BYE FELICIA --50.4.xxx.x

Have you ever (by David [MI]) Posted on: Oct 15, 2020 9:27 AM

Clarification: "BY LEASE SIGNING" is NOT good enough. They need to do renters insurance and utilities scheduling at least the day before. --50.4.xxx.x

Have you ever (by Still Learning [NH]) Posted on: Oct 15, 2020 9:31 AM

Recently wish I had but didnít. Got through the year with a little beating myself up Each time there was a minor issue because the red flags came out around lease signing time and I should have done a hard stop. All in all, I was lucky but need to learn from this thread so I donít repeat my error. --73.17.xx.xxx

Have you ever (by NE [PA]) Posted on: Oct 15, 2020 9:42 AM

Yes. I made them go get the $. Ended up being good tenants, but I won't sign without move in funds in certified check or money order.

I'm in charge, I don't care what their reactions would be. --70.44.xxx.xx

Have you ever (by SHAUN [FL]) Posted on: Oct 15, 2020 9:48 AM

David (MI)

"...cancel the lease signing. Full stop." This what I was asking about in my post. HOW DID YOU CANCEL LEASE SIGNING. FULL STOP?

They are standing in front of you...

From my post "...coaching on how you stopped the lease signing. What did you say?" --205.223.xxx.xx

Have you ever (by Tom [ME]) Posted on: Oct 15, 2020 9:51 AM

You are obviously not prepared fully.

Call when you are. --98.11.xxx.xxx

Have you ever (by David [MI]) Posted on: Oct 15, 2020 9:52 AM

Simple answer: don't let it get to the point where they are standing in front of you!

If they don't have utilities and insurance done by the day before , email or text them "As utilities/insurance not completed, I am canceling the lease signing." --50.4.xxx.x

Have you ever (by NE [PA]) Posted on: Oct 15, 2020 9:54 AM

As far as coaching is concerned, you need to verify that the utilities are switched over and the auto draft rent is set up before you even drive to the apartment to sign the lease. As soon as you get there, get the check from them and then start the lease signing. When the lease is finished, then give them the keys.


Have you ever (by SHAUN [FL]) Posted on: Oct 15, 2020 10:02 AM

NE(PA)--If I understand, you gave them an opportunity to rectify the situation. What would you have done if they couldn't have gotten the $$ --205.223.xxx.xx

Have you ever (by NE [PA]) Posted on: Oct 15, 2020 10:04 AM

If they could not have gotten the money, I would've most likely already had a holding fee, so I have 50% down anyways. I may have given them 24-48 hrs. to get it, but any longer than that and I would not sign with them. I may also put them on a month-to-month lease if they pulled a stunt like that. But if you go through a really thorough screening, there's slim to none chance that you're going to run into the stuff. --70.44.xxx.xx

Have you ever (by Robert J [CA]) Posted on: Oct 15, 2020 10:12 AM

I've stopped the final process when the tenant was to pay "all of the move-in money", sign the lease and I'd provide them with a key to the rental -- because:

a) They were nervous going over the terms of the lease and had to go "outside" and have a smoke. This is a non-smoking property.

b) The tenant came with their two children and spouse to sign the lease, but one of the kids was a different child, they really had 3 or more children and not two.

c) When they came to sign the lease and pay the move-in funds, they only had half in cash and a personal check. Banks were closed and the couldn't come up with the balance.

d) The signer was drunk and didn't see a problem, after all this was the weekend and not a work day. --47.155.xx.xxx

Have you ever (by WMH [NC]) Posted on: Oct 15, 2020 10:12 AM

I get the majority of the money well before move-in day.

We start pre-screening 60 days out of an upcoming availability. We start showing soon after to pre-qualified people. It can take up to 45 days to find the RIGHT person, although these days usually not.

Because we are so far out from move-in day, and because I have about doubled my deposit requirements to state maximum, I will take 1/2 SD at lease signing and the other 1/2 at an agreed upon date. First month's rent is required before they get the keys. Utilities are in old renter's name, so if new renter doesn't switch, they will have no power and no water as old tenant will CERTAINLY have them shut off at move-out. I just remind new tenant to take care of it.

I don't take certified funds, they are required to pay electronically into my account using Zelle, Cash App, Venmo or however they can make it work. --50.82.xxx.xxx

Have you ever (by S i d [MO]) Posted on: Oct 15, 2020 10:29 AM

Back when I was younger and less wise, I would meet tenants with nothing to hold them to the deal and then they'd hem and haw about this, that, and everything, a have no money to boot.

The problem wasn't the tenant: the problem was my procedures were lacking.

Today, once a lease is approved they have 24 hours to complete the following steps outlined in an email I send them.

"Congrats Applicant Bob, your application has been approved. Within the next 24 hours please do the following:

1) Change utility services over into your name.

2) Purchase a money order or certified bank check for the total cost to move in (Rent + Deposit + Pet Registration Fees)

3) Respond to me with a time frame of 2 hours when you will be available to meet, pay the move-in funds, do the move-in inspection, and sign the lease.

If we are not able to finish these steps in the next 24 hours from the time this email is sent, the property will become available to other potential renters. "

The utility company will email me once the utility changeover is scheduled, showing the tenant's name and the date the bill goes into their name.

I require them to text me a picture copy of the money order or cashier's check/certified check showing the date purchased and the amount.

They pick the time and we meet.

Using this system, I haven't had a problem. If I did, then I give them until the 24 hours expires, and if they do not follow thru some else gets a chance. Leave the ball in their court. But if you require utilities, money, and move-in procedures, what is there to go wrong?

Most tenants only rent a handful of units in their lifetime. We land lords are the experts who need to have a procedure that guides them thru the process we need them to follow. --107.216.xxx.xxx

Have you ever (by Gene [OH]) Posted on: Oct 15, 2020 10:59 AM

I shouldn't have signed a lease with a person who showed up to the lease signing looking like he may be intoxicated. He didn't act intoxicated. He was the tenant from hell. I learned a lot from that incident.

Another time, I should have possibly stopped a lease signing for a girlfriend and boyfriend. At their lease signing, I suspected something wasn't quite right in their relationship. Several months later she ended up getting a restraining order on him. She was able to stay and did finish out her 2 year lease. This has led me to have a criteria that states "All adult renters to occupy the property have to have rented together for a minimum of one year prior to me leasing my property to them." I want to see some stability in their relationships whether it includes boyfriend/girlfriend, parents, siblings, etc.

So much to look out for when screening prospects. --99.165.xx.xxx

Have you ever (by Oregon Woodsmoke [ID]) Posted on: Oct 15, 2020 11:05 AM

I've pulled a lease right out from under a tenant's hand. It was all filled out and just needed signatures and when I asked for the rent and deposit I was told they would have it by next week.

I just picked the lease up and said sorry, no rental until everything is paid in full.

It's been a long time since that has happened. I screen better and I make it clear that all money is due before they get the house.

Screening helps a lot, but in addition, Shaun, you simply have to stop worrying that you might hurt the feelings of some deadbeat. They sure as shootin' are not worried about hurting your feelings. --76.178.xx.xx

Have you ever (by Nicole [PA]) Posted on: Oct 15, 2020 11:31 AM

For the past few years, I don't meet folks at the unit to sign the lease. I meet them at a fast food restaurant that is close to the property. I have the paperwork in a folder. I send most things to them ahead of time to fill out (emergency contacts, car info, etc). I have already cancelled the utilities in my name. I already have a copy of their renter's insurance. So I've got all that. I get the funds from them and give them a receipt. Then I pull out the Lease and we sign it (actually, I've already done the initialing and signing). If they wouldn't have the money, I'd very nicely say that we're unable to proceed because the agreement was all monies need to be paid now, get up and walk out the door. If you're in the property, that is much more difficult.

Complexes have tenants pay ahead of time and electronically sign the lease ... I'm not that saavy. --72.70.xxx.xx

Have you ever (by Dave [MO]) Posted on: Oct 15, 2020 11:32 AM

yes, no keys till utilities are in tenants name or names. All rents and deposits must be paid in full in, or no keys.

This is company policy. Tenants figure out ways to get the cash or utilities in their name fast, or if they don't you just saved yourself a headache later down the road. --173.47.xxx.xx

Have you ever (by Sisco [MO]) Posted on: Oct 15, 2020 11:32 AM

Earlier this summer I had scheduled a lease signing with one of the few borderline cases of an approved applicant with a good job but very short job time.

As we were getting started on the lease he sprang the news on me but he did not have all required money and asked if I would settle for less than the full payment, my response was to move to retrieve the lease put it back inside the itís file folder and put the folder back inside my briefcase.

I kept a pleasant demeanor and told him to contact me when he had all the necessary move-in funds and we would see if we had an available unit at that time.

For the next two or three months when I would have an available unit he would contact me. So far nothing has came of it.

As for his reaction, he didnít act in the slightest surprised, he didnít act at all pushy, but I think that the fact that I didnít give him any free reign to do so Was a key factor. Keep in mind he does have a responsible job /career and has to exhibit a degree of professionalism in that arena every day. --67.43.xxx.xxx

Have you ever (by David [MI]) Posted on: Oct 15, 2020 11:44 AM

The move in monies are not simply a matter of getting the first month and security deposit. It is also a screening tool to see if the tenant has money in their bank account. I don't want a tenant who doesn't have three months worth of rent on hand, as they are living paycheck-to-paycheck.

No Money? BYE FELICIA --50.4.xxx.x

Have you ever (by 6x6 [TN]) Posted on: Oct 15, 2020 12:14 PM

I have not personally had this problem, per say but, if I did, I would tell them that we can not do the lease signing because they do not have all of the move in funds. Regardless of there reactions, we would not be signing the lease.

Lots of really good advice on here. My last tenants, I verified that everything was done before meeting them.

Robert J brought something to my mind. It took me three hours to go over the house and lease on lease signing day. If there would have been a smoker present, there is no way that they would have been able to wait three hours before smoking and, as in Robert's case, would have been a dead giveaway.

As NE said, if your do a good job screening then you would most likely not run into this problem. --73.120.xx.xxx

Have you ever (by Sorta Blonde [CA]) Posted on: Oct 15, 2020 12:29 PM

I have the following clause in my rental agreement which came in handy when the girlfriend confronted me 3 times (twice over the phone and once in person) about minor issues with the house before before move in day. Red red red flags going up and sirens ringing in my ears. So I used the clause to cancel the entire deal and return everything, and have them sign that the deal was off.

"If, for ANY reason, Landlord is unable to deliver possession of the premises to Tenant on the stated move-in day, Landlord has the right to cancel the entire contract. Landlord's liability to Tenant will be LIMITED to only the return of Rent and Security/Cleaning Deposit previously paid."

Glad I had that provision since the girlfriend definitely would have complained about every little thing. It also prevented them from collecting 'damages' from me other than the monies they paid up front.


Have you ever (by Vee [OH]) Posted on: Oct 15, 2020 12:48 PM

Many times they want to make some payment, that is great and I will hold for 24hrs then continue showing the unit, no need to get the paperwork packet open until certified funds are present and part of signing is I cancel any utilities that are on, if they want to take the phone and get it in their name then they will avoid the connection fees that come after the turn off occurs. --76.188.xxx.xxx

Have you ever (by Allym [NJ]) Posted on: Oct 15, 2020 1:05 PM

I didn't but I wanted to rip the signed lease out of a woman's hand after she signed the lease and then informed me she was going to park her huge boat in the small driveway meant for two cars. Fortunately the guy downstairs from her was the Fire Chief and he put a stop to that somehow. He didn't want to look out his window and see "boat".

If someone shows up with big dangerous dogs at lease signing, I will. I stopped a lease from going forward when I found out the woman had: a parrot, a storage rental she was going to transfer to the basement, and her son smuggled cigarettes from down south. Freaky looking guy too and I didn't like the way he looked me up and down. Buh bye. She was an LPN and friend of other tenant who I will NEVER accept another lead from. This was the second one. The first was a disaster. --71.104.xx.xxx

Have you ever (by plenty [MO]) Posted on: Oct 15, 2020 1:50 PM

Make it about you. "That's alarming, at this time i am withdrawing(or resending) my offer to rent this house. I am not signing the lease, and anything you have paid will be refunded (or whatever your terms are)" its very odd thing to say once you are that far into it. Do not apologize make it about the lease, business, requirements, time but not finger print out their role. Make it about your business. You are not accepting this timeframe, situation as it is developing, not moving forward with any more steps in the process, business allows you to uphold a certain requirement and you are/will do that. Then walk to the door, say follow me, walk them out side or tell them outside and shut the door behind you. Get in your car and leave. They will not believe their eyes but they will get the message. Drive around the corner and wait for them to leave. Go back and secure your home. Pray for the best. I did it once. Its hard! --99.203.xxx.xxx

Have you ever (by RB [MI]) Posted on: Oct 15, 2020 1:50 PM

Bullseye, Sid. --199.192.xxx.x

Have you ever (by Robin [WI]) Posted on: Oct 15, 2020 2:46 PM

It sounds like you're concerned about an angry confrontation. It's always helpful to blame someone else.

"I'm so sorry, but company policy is that (utilities have to be switched over/all funds have to be paid/no smoking allowed, etc)." If they don't seem to be buying it, lean in, lower your voice, and allow it to get a little personal. "Seriously, my boss would kill me if I handed over the keys without (a, b, c)."

This is why it's always a wise idea to present yourself as the manager, rather than the owner. Then they can't get mad at you. --104.230.xxx.xx

Have you ever (by J [FL]) Posted on: Oct 15, 2020 3:23 PM

I didn't have to back out of a lease but one time when I was very new at this they failed to put the utilities in their name. I found out when the power suddenly went out at the rental (I had already put in a stop order). I had to call the prospects and somehow they were able to get the utilities set up in time and everything went forward. --72.188.xxx.xxx

Have you ever (by cjl [NY]) Posted on: Oct 15, 2020 3:33 PM

Shaun [FL] - the "full stop" is YOUR decision to make. Typically (much like NE stated above and maybe a few others) I already have the Hold Fee in place which is at least HALF the money. If they don't understand that they need to bring the OTHER HALF (which is fully written out and explained to them on the HOLD FEE FORM) then that is THEIR PROBLEM. Full stop would mean just that ... "I'm sorry, but we cannot continue until you pay and/or complete the items that we agreed upon. If you don't do that, then we don't have a deal and the HOLD FEE stays a HOLD FEE ... when can you get the rest of the money? OR Call the Utility company NOW to get it into your name... Otherwise we will need to either reschedule or I find other tenants. THEIR CHOICE (depending on the length of time they think they can rectify it). YOU are in charge ... NOT THEM.

This is a business ... period. Agreements are agreements. If they can't abide by the first one that just says "pay this amount, put utilities in your name and whatever else they needed to do by such and such a date ..." then what makes you think they will follow any of the other items in your lease?

NEVER give them the keys (this is actually always the LAST THING THAT I DO) until YOU are satisfied that everything is signed, gone over, asked, answered, shown and discussed. Most is already done but sometimes you have to "re do" items.

Again ... this is YOUR BUSINESS ... make sure the next time it is. So stop worrying about what's going on that you can't do anything about "now"... be firm but fair and if you can get them out sooner, great ... if you can't .. don't let them know you are not renewing until you have to ... otherwise you may be sorry about that part too. --67.242.xx.xx

Have you ever (by Hoosier [IN]) Posted on: Oct 15, 2020 3:59 PM


What I do with utilities is arrange to have them shut off on the day before the move-in. I tell the tenants this once they are approved...

Dear Tenant, congratulations...you are approved to rent the house at 123 Main St. The utilities will be turned off on "move in" day, so you'll need to contact the utility companies below at least 3 days prior to move-in so they have time to get all utilities turned on in your name. Also, please provide a time we can meet within the next 48 hours to sign the lease and collect move-in funds of $x,xxx . This payment must be in the form of certified check or cashier's check.

If for some reason they can't meet that soon (I had one tenant that was moving in from out of town), I'll tell them we need a non-refundable fee of $xxx within 48 hours or the property cannot be held for them.

So long as they sign the lease later, we apply the non-refundable fee to their monies due at lease signing.

But as far as your direct question...you are standing with them there at the counter and they say they don't have all the money. Then what I'd do is say "let's talk outside briefly"...and walk them out on the porch and lock the door. Then explain "I'm sorry Jane, we'll not be able to complete the lease at this time, as we did inform you three days ago the exact amount that would be due at lease signing and it seems you don't have those funds. If you can come up with them within 24 hours, give me a call and we'll let you know if the property is still available." If they try to argue, just tell them your attorney has advised you not to complete the lease signing in cases like this, and that you're sorry. Then you can drive off.

If you are worried about violence or some other confrontation, then another option is to meet first at a public place like a restaurant or bank to collect the funds FIRST, then go to the house as long as they have the funds...that way you don't have to "kick them out" of the house. --99.92.xxx.xxx

Have you ever (by Ray-N-Pa [PA]) Posted on: Oct 16, 2020 10:09 AM

I provide a utility data sheet to the lead telling them three days before the move in date, utilities have to be shifted over so we can check on the status. --24.101.xxx.xx

Have you ever (by Jason [VA]) Posted on: Oct 16, 2020 11:37 AM

Iíve had to do it once. I sent prospects a ďcongratulations, youíve been acceptedĒ email. The email specified that they were required to pay a holding fee equal to one monthís rent and they would be responsible for the remaining balance owed at lease signing. I outlined the terms about the fee being non refundable, but it would be credited towards the rent balance.

The day before lease signing, I sent another detailed email outlining exactly what they needed to bring when we sign the lease. They showed up the next day $500 short and that theyíd need to wait two more weeks until pay day. I put all of my paperwork away and let them know ďsorry, the holding fee deadline expires tonight, Iím not authorized to hold it longerĒ

I kept the holding fee and rented to a better qualified tenant. Were they happy about it? Not even a little. It wasnít my problem to worry about though. I held the property off market for 30 days, so I didnít lose any sleep over it. --73.177.xxx.xx

Have you ever (by Jane [TX]) Posted on: Oct 16, 2020 1:36 PM

Agree with what others have said.

We tell them that we won't take the house off market until lease is signed by all parties and deposit collected (non-refundable). If they don't have everything at time of lease signing we will move on to the next applicant in line. I usually give them 2 days to gather everything and meet in person to sign at Starbucks. Most tenants will rush and get everything ready next day when they are serious and really want the house, you can tell. Those who push back to say 4 days away, just tell them you will continue review applications and can not promise the slot.

Now with Covid, I email them a copy of the lease, they print out and we meet over Facetime to sign and go over the details. I require funds to arrive via Zelle next day, before I send them a copy of executed lease.

In my view, it's better that they get cold feet now than trying to create problem and break the lease later. I want tenants who love the house and can't wait to move in.

I don't worry about utilities etc, that's their job to turn it on before move in. I don't babysit.

I require proof of insurance before move in.


Have you ever (by Dee Ann [WI]) Posted on: Oct 17, 2020 9:07 PM

Never happened with lease signing as I also get monies ahead except rent which is due 3 days before moving in. Didn't used to be 3 days before until this happened.

Day of move in the husband came to my place of employment to get the key to move in. Said he didn't have all the rent. I told him I was sorry but couldn't give him the key. He started to make a scene and pulled out most of the money (thinking I would cave?) I said I'm sorry no. So he pulled out the rest of it from his pocket...testing me and he did, the entire tenancy. --75.11.xx.xx

Have you ever (by Jim in O C [CA]) Posted on: Oct 17, 2020 9:27 PM

Over the last 50 years Iíve probably stopped the final process five times. Total move-in funds cash or certified check, renters insurance declaration page and Utilities scheduled with a confirmation number I can verify.

I keep a list of other applicants in order of showing and I call the next one in line. I always tell applicant number that the deal is not done until all the steps are finalized and you never know what happens. --99.23.xxx.x

Have you ever (by J [FL]) Posted on: Oct 17, 2020 9:45 PM

Has anyone stopped it for a non-money related issue? Like if the person suddenly started giving you attitude on the day of signing? --72.188.xxx.xxx

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