Don't understand
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Don't understand (by Doogie [KS]) Feb 22, 2021 8:52 AM
       Don't understand (by NE [PA]) Feb 22, 2021 9:17 AM
       Don't understand (by Jim in O C [CA]) Feb 22, 2021 9:30 AM
       Don't understand (by Robert J [CA]) Feb 22, 2021 9:36 AM
       Don't understand (by S i d [MO]) Feb 22, 2021 9:43 AM
       Don't understand (by Nicole [PA]) Feb 22, 2021 10:04 AM
       Don't understand (by Doogie [KS]) Feb 22, 2021 10:57 AM
       Don't understand (by Ken [NY]) Feb 22, 2021 12:09 PM
       Don't understand (by LindaJ [NY]) Feb 22, 2021 12:18 PM
       Don't understand (by Scott [IN]) Feb 22, 2021 12:41 PM
       Don't understand (by Vee [OH]) Feb 22, 2021 1:06 PM
       Don't understand (by Don [PA]) Feb 22, 2021 1:11 PM
       Don't understand (by RB [MI]) Feb 22, 2021 1:23 PM
       Don't understand (by Lana [IN]) Feb 22, 2021 1:47 PM
       Don't understand (by Sisco [MO]) Feb 22, 2021 2:46 PM
       Don't understand (by Jim [OH]) Feb 22, 2021 4:22 PM
       Don't understand (by Allym [NJ]) Feb 22, 2021 5:00 PM
       Don't understand (by Dee Ann [WI]) Feb 22, 2021 11:09 PM
       Don't understand (by BRAD 20,000 [IN]) Feb 23, 2021 1:01 AM
       Don't understand (by Nicole [PA]) Feb 23, 2021 8:20 AM

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Don't understand (by Doogie [KS]) Posted on: Feb 22, 2021 8:52 AM

So the cold snap hit us here for a week or so. It was below zero for multiple days like a lot of other areas. Unfortunately, I had a tenant that called and said their furnace was out. I sent the HVAC guy out. The problem is the HVAC guy couldn't get out there until the next day because of the tenant! The tenant refused to call him back, answer the phone and also answer the door. It could have been fixed in one day, but ended up going over the weekend because of the tenant. As soon as the furnace was fixed, the tenant starts asking for a refund on rent because they had to stay somewhere else.

I was telling this story to my plumber (he's also a good friend of mine). He reminded me the last time I sent him out for a plumbing issue, the tenant was the same way with him. Ended up taking 3 days on that job for a simple fix.

During this time, I lent a full room space heater to the tenant to supplement the heat. The furnace worked, just not at full capacity. Now that the furnace is fixed, I have asked multiple times to get this space heater back. It's not just a cheapie one from Wally World. This is a pretty nice one and not exactly cheap. Same thing. Tenant is not responding. I have now given a 14 day notice hoping to generate a phone call, nothing. I'm not sure that the 14 day notice would actually hold up in court. It's a lease violation notice and this isn't technically a lease violation.

At this point, I'm contemplating giving a 30 day notice to just move. On top of what I have said above, the tenant also has their stuff everywhere. Borderline hoarder. There's quite a bit in the yard as well. It's a month to month lease, so the 30 day notice is no problem. Just have to deliver before the end of Feb. When it's this much of a PIA to work on the house and get cooperation, I'm questioning if it's worth it or not? Oh, they were due for a safety check in Feb as well. Guess what hasn't been done yet because of lack of response? This one is minor, but still just another example....

So what would you all do? On some of the other situations I've had, I've posted here before. It's always a chance to see it from a different perspective and has actually changed my mind a few times on what direction to proceed. I appreciate yall's feedback.

Don't understand (by NE [PA]) Posted on: Feb 22, 2021 9:17 AM

On your real estate chess board, are your tenants the pawns or the kings?

Don't understand (by Jim in O C [CA]) Posted on: Feb 22, 2021 9:30 AM

I donít allow PITAís to remain my tenants. Once given the order to vacate they tend to do a 180. I then have landlord control again and itís my way or the highway.

Don't understand (by Robert J [CA]) Posted on: Feb 22, 2021 9:36 AM

Many moons ago a tenant of mine needed a refrigerator fixed or replaced. We scheduled the next day for my refrigerator guy to stop by sometime between 8AM and 12PM. My tenant said she would be home all day. Except she walked her kids to school and didn't return home until 9AM, and left to pick one child up at 12PM. My guy stopped by twice and missed her.

So I drove over the same day and placed a lockbox on her door, posted a sign, going in tomorrow sometime between 8 AM and 4 PM.

As a contractor working for other landlords, I have a master key to their rental and will never change someone not being there.

Don't understand (by S i d [MO]) Posted on: Feb 22, 2021 9:43 AM

Doogie, I don't get it either. Why people notice a problem and sit on it for 3 days...then call on Friday at 4:26 PM....4 minutes before the plumbing and HVAC supply shops close and 34 minutes before weekend / overtime rates kick in.

One thing I do is document, document, DOCUMENT! Texts, phone calls, emails....all are saved with date and time stamp. I also request every time "When did you first notice the problem?" That way when they say "Oh I first say in on Tuesday...." Well, if it wasn't an emergency then it's not an emergency now.

Regarding tenants who fail to communicate: I again document. The contractor sends me a screen shot of when they called/texted with timestamps so I can prove we were doing our best to serve them, but they were being difficult. Missed appointments are billed the cost of a service call. I don't want my contractor upset at wasting time on no-shows or difficult people.

Refunds of rent? No. Our lease specifically says tenants are responsible to secure and pay for accommodations during outages. Same paragraph recommends RENTER'S INSURANCE so they can file for reimbursement. It's on them if they fail to take action.

For emergency repairs: fire, flood, blood, heat/AC, we are authorized to enter without notice, but I typically have them text/email me their permission if they can't be home.

Don't understand (by Nicole [PA]) Posted on: Feb 22, 2021 10:04 AM

I am different than many on here. I would have set up the appt w/the HVAC guy at his earliest time, told the tenant when it was, I would have been there to open the door for him and I would have stayed until he figured out what was wrong and the remedy.

Don't understand (by Doogie [KS]) Posted on: Feb 22, 2021 10:57 AM

Thank you all for the responses. You all are on the same page as me. I just wanted to make sure I was looking at it correctly. I admit it, I've been wrong before...

Nicole - I did eventually do that. I didn't start that way however. Once I gave him warning that we were coming in, he called the HVAC guy back and scheduled the appointment.

Don't understand (by Ken [NY]) Posted on: Feb 22, 2021 12:09 PM

He would be moving if he was my tenant

Don't understand (by LindaJ [NY]) Posted on: Feb 22, 2021 12:18 PM

For something that affects my investment, I don't even ask the tenant to schedule. My responsibility to fix, so it is done when I want to. I would have arranged with the contractor when he could be there, then notified the tenant I would be there to let him in at that time. I also like to be there when a repair is done to better understand what is going on.

Since my tenants are all month to month, this is where I would just give the 30 days notice and tell them to be gone. I don't really have to document anything. --71.164.xx.x

Don't understand (by Scott [IN]) Posted on: Feb 22, 2021 12:41 PM

I would not boot the tenant yet. PITAs get a big rent increase. If they pay, and maybe learn a lesson, great. If not, then proceed with plan B.

Don't understand (by Vee [OH]) Posted on: Feb 22, 2021 1:06 PM

Charge for the supplement heater in next month rent cycle, 2 days use is very little change in utility cost, refund heater cost when the heater comes back in good working order.

Don't understand (by Don [PA]) Posted on: Feb 22, 2021 1:11 PM

Take the heater cost from the sec dep. don't let small things consume you. The tenant you find to replace this one could be worse.

Don't understand (by RB [MI]) Posted on: Feb 22, 2021 1:23 PM

How bout O tolerance for Non-cooperation.

Don't understand (by Lana [IN]) Posted on: Feb 22, 2021 1:47 PM

I am with Vee. Charges to next rent cycle. I apply monies received to outstanding charges such as repairs, late fees, services first before applying to rent. If he hoards, then his deposit will be well gone before even the first week after turnover.

Don't understand (by Sisco [MO]) Posted on: Feb 22, 2021 2:46 PM

Doogie, as a part of my lease the tenant agrees to allow repairmen inside the home to make repairs.

Sub zero temps and a furnace that isn't working often results in frozen water lines that soak floors and walls when they thaw.

As for your story about your plumber- same situation. When repairs are delayed,Small leaks become big leaks and big repairs and big expenses.

You have been very fortunate that this tenant hasn't caused you a very large expense by their refusal to allow repairmen in - you had better move them out ASAP.

Don't understand (by Jim [OH]) Posted on: Feb 22, 2021 4:22 PM

Doogie, Doogie, Doogie: this business is not about property management. This business is all about tenant management. You own the property and the tenant is just visiting with monthly checks.

My favorite line and seldom used as I have become better at this; " I am sorry but I have to give you this 30 day notice to vacate. It's a personal family thing and I would really not like to go into it."

They know it's over and that is that. Who can argue about an owner's family problems? They are thinking loose daughter or errant son but in the end it's them but they do not need to know. The good part is that there is no more crap drama from this tenant.

Now, here is the painful part. Tenant turnover is a hurtful and financial monster that you have to tame. It can be expensive and that is why you are trying to keep this errant tenant. Go through the pain. You will be a better landlord and an even better judge of future tenants.

Don't understand (by Allym [NJ]) Posted on: Feb 22, 2021 5:00 PM

I make the appointment after calling tenant and arrange to be there to let the contractor in. Tenant is welcome to be there also and mostly they don't care if I am there with the provider by myself. Worked very well for 20 some years. tenants will NOT sit there and wait for a provider. They always have some excuse. Well, I needed coffee. Well I only went to mail a letter, this while I am sitting there waiting for the provider and the tenant said she "would be there all day". No concept of priorities at all and that is why they are tenants. --108.24.xx.xx

Don't understand (by Dee Ann [WI]) Posted on: Feb 22, 2021 11:09 PM

I do like Ally and Nicole. I've always met the contractors. It is part of my sales pitch to attract tenants (mostly ladies). So it is for their "comfort level", not knowing our contractors, but actually it is another chance for me to get my eyes on how they are taking care of our property and to learn little tricks from the contractor, and to pay them.

Now that hubby is retired, I'll be sending him more to meet the contractors :)

We do have a newer tenant that doesn't communicate things to us until they are a "contractor level" fix, where one of us could have solved the problem ourselves when the issue first started. Before this tenant is cut loose, looking at what the market is like.

Don't understand (by BRAD 20,000 [IN]) Posted on: Feb 23, 2021 1:01 AM


Text this: "We will be entering for repairs tomorrow." and pick up your heater.

I hope all these communications and scheduling instructions are on text so you can print them out.

I'm not worried about kicking someone out for being stupid - I'd go bankrupt from all the empties!

MY job as manager is to train them and work around their stupidity and idiosyncrasies. It's MY business and MY property to protect.

Get used to it. I am seeing less and less brain power in younger people. We all see it on our apps. Our education system is not educating and now those students are workers.

My lease is clear: we do not provide alternate housing due to repairs. Renters' Insurance required (to cover broken pipes)

And didn't you say you gave him a great heater?? Why would he have to leave?

Stay strong and stay in control. Don't make rash decisions over stupid tenant tricks.


Don't understand (by Nicole [PA]) Posted on: Feb 23, 2021 8:20 AM

...I am seeing less and less brain power in younger people. We all see it on our apps. Our education system is not educating ...

I think the real issue is they aren't taught to use the brain power. Common sense, problem solving, practical, critical and logical thinking are what's missing. Book smart (or I guess internet smart) isn't enough to get by in the world.

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