How do I handle this?

Tenants are being problematic when I try to coordinate with plumber, electrician, roofer, gardener and their own "tenant* schedule. They are only available on a certain day of the week, but not all day because they have other things to do, of course.

They said they do NOT want anyone at the house unless they are home, even if all the work will be done on the outside of the house.

They want to have a discussion about all the scheduling and repairs. I feel they are tying my hands with limitations as I'm at the mercy of my fix-repair people. The plumbing repairs are imperative, the roof needs attention before it rains, and the electrical has been addressed in terms of safety but there is more work to be done there.

My gardener already TOLD ME that if he has to come back twice to finish the initial cleaning (b/c they will only be home for 4 hours but it's an 8 hour job), I'll have to find someone else.

I really want to be a bossy be-atch & tell them who is the boss (that would be me esp when I'm ticked) but I don't want them to dig in & retaliate and stay beyond the end of the lease.

Be gentle with your reprimands. I appreciate helpful suggestions. These are new-to-me tenants that I "inherited" and their lease is up at end of Jan. I've already offered early release without penalty, and reimbursement per diem after a specific date.

The landlord is in charge. The tenant is not.

Do you have a Lease Agreement, and what is it said?

For some states, or maybe all? One day notice is all required.

In my Lease has that we would attempt to schedule a time that works, but if necessary, we have the right to access given 1 day notice. And also access during an emergency.

I would explain in an email reference the clause in Agreement or State, is that you are follow according with the Agreement or Requirement of 1 day notice. You are proceed as you don't have choices with your Contractor's schedule. You should be conservative advised in advance of no of days Contractor be there.

Step 1: Document! Every time they refuse entry or limit access, legitimately or otherwise, document. Day,time, what was going on.

Step 2: Learn your state law on land lord giving notice for access or repairs. Follow those. If it says "24 hours written notice", then you post that notice on the front door and take a picture. If they refuse access, then you evict for non-compliace.

I'm not going to rebuke you, but I will encourage you to adopt a stronger tone and stance. Don't ask "when can I come over?" Tell them "we will be there at 8 am until the job is done." In my state they must allow access,even if they are not home. If they want to accuse us of theft or other crimes, they must have proof.

Give them a written notice that you will be entering the unit on a specific date at a certain time, specify the reason for the entrance and be sure that it is a legal reason for landlord to enter the unit (see list of legal reasons in CA CCC 1954), and be sure to give an appropriate amount of advance notice.

Then, show up and enter, carry out your business and leave, no matter if they are present or not. They had advance notice to be present if they wished, else to secure their property. You are not obligated to do more.

If they insist that they do not want you to enter, you can summon Police making the complaint disturbance of the peace (disturbing your right to enter). Police response will depend on your local PD and their workload.

Besides being a landlord I'm also a contractor. Most people don't like strangers in their rentals when they aren't home. Think about it, would you? So my tenants that know me allow me access whenever necessary. Of course I'll let them know a day before I'm coming.

But when I need to send a tradesman or vendor into a rental, I'll let my tenant know when they will be coming, and if they want to be home then need to make arrangements. With a simple 24 hour notice posted on their door, or if in their lease a texted message/email can substitute for a 24 hour notice posted on their door.

I have a newbie situation like what you describe. Due to trying to accommodate schedules, nothing is getting done. Contractors are so busy here they can't even give me a specific time they can come.

So today I said to myself, enough!

I gave notice and just told them ...we are entering with so and so contractor to repair thus and such and you must realize with worker and supply shortages we need to go by the service provider's schedule to provide services required.

Stay strong Fabric gal.

Prioritize to absolute essentials between now and January. If they will be moving, that is the time to get things rehabbed. For instance, if a roof is leaking now, patch it for now, then reroof in January. Yes, that’s more cost, but maybe less cost in the long run. With holidays, and, having to find a new place for a January move, and being they don’t know you yet, I’d give them space. Focus on what they need to do for a smooth transition out.

Once they see you aren’t going to tear the house apart during the holidays, and while they are packing to move, looking for a new place, they may settle a bit. Now isn’t the time to be all ‘New sherif in town’ just as you already suspect. You want them to smoothly transition out of the property in January.

The gardener? Lol? My gardener says she’s done for the season ( me, I’m the gardener, and I’ve done big landscape projects this year.) Gardener projects definitely should wait.

You’ve done well already . You made essential electrical repairs. If the plumbing and roof issues can be ‘patched’ with a bucket underneath, that’s what I would do for now. January will be here soon.

I was working this past week on removing eight layers of old, old flooring in a small section of a kitchen. Now, this tenant has been with me for long, long time, and was in the house when I bought it. That first year I owned the house, I was careful to work when she was there. After a few months, she gave me the go-ahead to work on days she wasn’t there. I didn’t demand it though. She had to get to know me, and one day she just said, ‘you can work when we’re not here.’ ( note-this advice probably doesn’t work for larger landlords with many properties, and a crew to keep working.) Now our relationship is such that she greatly accommodates me. While I was working on the kitchen flooring this past week, I had to set up dust control barriers, and I blocked off access to the basement and back door. Covered her fridge, stove, sink as extra precaution. No problem. She made sure they accommodated me, I made sure I accommodated them. It was a lot of plastic and tape, as I had to set up and take down each work session, but it’s done. Now the flooring by the back door has been lowered enough that it can accommodate the insulated steel door with a window that I’ve been wanting to get in there. But, I wouldn’t have expected the tenant to put up with that obstruction when our working relationship was new.

Oh, and when my roofers did a tear off , including new roof decking a couple of years ago?? …. A worker possibly dropped an air nailer which hit the drywall above one of the bedrooms. Drywall that was desperately thin from the pesky squirrels that had invaded the home that winter … family came home about six pm to a mess of squirrel-chewed bits n pieces all over the dresser below. From the attic side, it wasn’t even evident, as the big old squirrel nest of fluff covered the hole. Because my tenant and I already had a good working relationship, she was calm, let me know, they vacuumed squirrel debris, I fixed the hole the next day. Not something I would expect a new-to-me tenant to do. A newer relationship, they might be more upset, demanding.

Fabric Gal,

Start by listening to your customer. They wanted to discuss. So discuss. My Landlordy Sense tells me these people need to FEEL like that have some control. As a professional I can give them a sense of control over their home and work up an agreement to get the work done.

LL is in charge - yes, *I* am in charge of MY business and MY FREEDOM!!! If a little chat helps keep my business running and removes some stress, I do it.

EVERY time I’ve done this, and used every ounce of tact I can muster, the situation worked out just fine. Not always perfect, but workable. THEY JUST WANTED SOMEONE TO HEAR THEM. They don’t know you yet and like a dog does, bark out of fear.

Talk with them and help them feel comfortable.

Why is there so much work to do? If this is a new purchase take care of safety and roof issues and leave the rest.

Reassure them the exterior contractors will not be entering the home. Amd of course they want that roof leak to stop:)

Make a written list with them and work it out IN. WRITING with their signature.

People WANT repairs done but want some control over their lives.

Reassure them YOU want the best for them and YOU will stay with the contractor if they are not home.

I also advise EVERY res to lock up any valuables to feel more comfortable.

Make certain your lease allows entry by Management if res is unavailable.

ALWAYS sign YOUR better lease when inheriting residents.

Mine has an $85 trip charge if the res is not present as agreed to allow entry. (Thanks SID!)

BRAD

PS

If they said NO ENTRY but I went in anyway…

*I* would be arrested.

Another technique: “we want to help you by making these repairs. What would help you feel comfortable?” Put the ball GENTLY in their court.

Give them some power.

Another…we have the res call the contractor to make an appointment. Saves a lot of grief and confusion.

“Joe, I have authorized Pete’s Plumbing to fix your dripping faucet. His number is 111-111-1111. He is waiting for your call to set an appointment. Please let me know what you set with him.”

Some ppl are more difficult than others. With new tenants, you can (try) to avoid this by addressing it during your screening process. When you talk to the current LL or PM, ask if any repair work was needed while they were these tenants were there. If yes, ask further; for what work/cause (to determine if the Tenant was at fault) and all your questions about access.

Ive had Tenants try to take control by replacing one or more locks. When this happens, I have the right to drill out the lock & to replace it (giving them a key, or course). When the realize that they will be inconvenienced because they will have to meet with you so they can get in.

If they change the lock, itself, without written approval of approval, when I find out I can evict them for non-compliance

Even if I do not evict them, I can subtract all my expenses from their Security Deposit, & demand that they 'replace' that amount to bring the Sec Dep up to the agreed upon level. I must give the time - depending on my how much $, this could be a couple of months, but usually it is 2 wks.

If they don't comply, I can evict them.

Some ppl are more difficult than others. With new tenants, you can (try) to avoid this by addressing it during your screening process. When you talk to the current LL or PM, ask if any repair work was needed while they were these tenants were there. If yes, ask further; for what work/cause (to determine if the Tenant was at fault) and all your questions about access.

Ive had Tenants try to take control by replacing one or more locks. When this happens, I have the right to drill out the lock & to replace it (giving them a key, or course). When the realize that they will be inconvenienced because they will have to meet with you so they can get in.

If they change the lock, itself, without written approval of approval, when I find out I can evict them for non-compliance

Even if I do not evict them, I can subtract all my expenses from their Security Deposit, & demand that they 'replace' that amount to bring the Sec Dep up to the agreed upon level. I must give the time - depending on my how much $, this could be a couple of months, but usually it is 2 wks.

If they don't comply, I can evict them.