20 year old has rented apartment, with parents signing a Cosign document with a clause called "Cosign Guarantee of Structural Redemption"---stating very clearly they are to pay immediately for any and all repairs to the building for damages incurred on the property by the renter or his associates, "that for safety or security reasons cannot wait until the end of the lease", "Including doors". Which they eagerly signed to get their child his new place.

Can't get more airtight than that, huh?

So here's what happened.

The front door gets mysteriously kicked in after kid breaks up with girlfriend and changes locks on her (without our consent).

The kid however, then files his own police report claiming a random burglar came down the street, kicked the door down and took off. But not before denting the garage- something that also mysteriously happened in a place he parks regularly. His word is gospel to the parents, and so they refuse to pay.

What's more, the same kid has been caught on camera hitting the neighbor's car and fence, and denying both.

What I'm being told is that, even if they sign documents.... tenants can smash doors and windows and property as they please, and landlords have to dutifully come back again and again and do all the repairs for the "Safety" of the tenant, if tenant simply files a false police report claiming "Somebody did it, not me" and denies doing it. Even though no one can see what is happening there but themselves.

They must be fixed by the Landlord immediately by law because assumedly, hordes of burglars and murderers are circling around all the streets, and come check each lock and door at night, for any that have been broken. And once found, they go in, assault the tenant, and then the landlord can be sued for big bucks.

It all seems rather implausible and terms NOBODY could lease property under.

What are other thoughts from people who have leased and run into issues like this?

Don't rent to (immature) 20 year olds playing house.

This posting includes critical information that the other did not.

The lease says clearly they are responsible. If that is so, then hold them responsible. Fix the damage and immediately bill them with payment due immediately.

Hopefully, your lease also says that all money received goes first to pay any outstanding balance due (the billed damages).

Not so surprising, this is the way the world works when it comes to landlord tenant interactions.

Case #1:

Lets say a tenant get's plastered (drunk) and smashes an apartment window sending broken glass to a common walkway.

Case #2:

Or lets say another apartment has kids paying ball inside the unit and the ball hits and breaks a window sending glass down to the same common walkway.

In either case there is sharp broken glass on a common exterior walkway. Many tenants walk bear foot or use open toe shoes walking down this walkway to the parking area or trash dumpsters.

If you call up either tenant and say, "Clean up your mess". Or if you call the co-signer and say, "Clean up your children's mess", you are still putting others at risk waiting for someone to clean up the glass.

So your number 1 priority is to:

A) Clean up the broken glass within an hour after being put on notice.

B) Fix/replace the broken window and vacuum up around the broken window so that tenant won't step in their own glass.

Then after the landlord has cleaned up all of the broken glass and replace the windows, they go after the tenants for the broken window. Trying to make persons responsible for their actions is converting a landlord into a parent -- not always pleasant.

Not so surprising, this is the way the world works when it comes to landlord tenant interactions.

Case #1:

Lets say a tenant get's plastered (drunk) and smashes an apartment window sending broken glass to a common walkway.

Case #2:

Or lets say another apartment has kids paying ball inside the unit and the ball hits and breaks a window sending glass down to the same common walkway.

In either case there is sharp broken glass on a common exterior walkway. Many tenants walk bear foot or use open toe shoes walking down this walkway to the parking area or trash dumpsters.

If you call up either tenant and say, "Clean up your mess". Or if you call the co-signer and say, "Clean up your children's mess", you are still putting others at risk waiting for someone to clean up the glass.

So your number 1 priority is to:

A) Clean up the broken glass within an hour after being put on notice.

B) Fix/replace the broken window and vacuum up around the broken window so that tenant won't step in their own glass.

Then after the landlord has cleaned up all of the broken glass and replace the windows, they go after the tenants for the broken window.

Not so surprising, this is the way the world works when it comes to landlord tenant interactions.

Case #1:

Lets say a tenant get's plastered (drunk) and smashes an apartment window sending broken glass to a common walkway.

Case #2:

Or lets say another apartment has kids paying ball inside the unit and the ball hits and breaks a window sending glass down to the same common walkway.

In either case there is sharp broken glass on a common exterior walkway. Many tenants walk bear foot or use open toe shoes walking down this walkway to the parking area or trash dumpsters.

If you call up either tenant and say, "Clean up your mess". Or if you call the co-signer and say, "Clean up your children's mess", you are still putting others at risk waiting for someone to clean up the glass.

So your number 1 priority is to:

A) Clean up the broken glass within an hour after being put on notice.

B) Fix/replace the broken window and vacuum up around the broken window so that tenant won't step in their own glass.

Then after the landlord has cleaned up all of the broken glass and replace the windows, they go after the tenants for the broken window. Trying to make persons responsible for their actions is converting a landlord into a parent -- not always pleasant.

Yes, I have had tenants and the tenants family or friends lie so hopefully they didn't need to pay for the damages. It is up to the LL to have before and after photos as proof.

I would do the repairs and send a bill. The bottom line, I believe, is he has possession so the damages are his or his parents responsibility.

If they fail to pay send a letter of breach of contract and go for eviction.

I think it seems like your problems have just begun so I suggest you do not wait to long.

Without seeing your lease, I don't know if you already have this clause, but I basically borrowed it from long-time friend and hugely successful land lord Brad 20,000.

"Any damage to locks, windows, and door shall be the responsibility of TENANT, regardless of how such damage was caused and regardless of whether damage was done by TENANT or a 3rd party. It is not land lord's duty to ascertain who caused the damage."

That's it. Period. So when Mom and Dad refuse to pay because, "we didn't do it", the answer is, "That is irrelevant."

Might be time to further airtight your airtight lease.

The bottom line is this: It doesn't matter who does the damages, how, or why. Damage is damage. The tenant shall be responsible for ALL DAMAGES, regardless of who did it, when it was done, how it was done, why it was done, etc. Otherwise, you get into games like this. I don't play games: I fix the damages, bill the tenant, and if they don't pay I evict them.

So....how are your judges in IL? Will they uphold this? Sounds like you're going to court.

I thought mom and dad had previously paid for the damages this bonehead kid had previously caused?

If so they are likely to keep paying if only to keep the kid from moving home with them.

That smashed front door sounds serious. Better remove it and take it to a shop where it can be repaired. Might take weeks for it to be ready. Things are so slow now.

In the past I have found 20 yr. old kids are either responsible or very irresponsible, which you have learned. New rental requirements should be no tenants without a rental history even if mom and dad co sign. When you live in blue states you don’t have to be responsible for your destructive behavior.

At this point I would have a contractor fix the damages and bill the parties that signed the lease. Also, I would file an eviction for excessive damage. Take action now, to stop any further damage to your investment.

I am so sorry you are going through this. I also had a tenant whose girlfriend destroyed the door; he changed the locks without permission, etc.

I avoid doing eviction because I have heard of tenants who know how to draw out the process and live rent free for a year. I was told this story first hand.

However, maybe your contract can give you an out to have this guy leave. It might be worth taking the repair cost as a " bad debt loss" just to get this guy out.

If your lease is so iron clad and clear, why don't your customers understand?

Perhaps this is also a training issue.

Oh I'm rethinking my processes all right. No Cosigners and 20 year olds ever again for me, I've taken my beatings.

I'm done with emotional protective mama bears and grandbears comin' a roarin and covering for their lying brats.

A good rule of thumb: If they're looking for an apartment for their kid, you don't want it. If they can't pay for the apartment themselves alone, you don't want it.

As they said in Jurassic Park: "Turn around... and Run" lol