RECAP: 3 roommates, 2 desire to break lease to leave, having not given a proper notice. Last roommate wants to stay. 5 day notice given to correct several lease breaches.

-----------------------------------------------------------------------------

Had a meet with the two roomies wanting to leave. All breaches were corrected. In conclusion, we are again communicating, and tennies agreed to a proper notice, 90 days, So they will stay through December 31. They will continue to look for something that gets them a lease beginning January 1. I will look for replacements for that date. We'll be checking in with each other. We agreed to a month to month if neither of us had any luck accomplishing that goal. If I find someone, they have other options, if they find a place for January 1, I am ok with them leaving and surrendering the unit. In Milwaukee, my experiences the past two years of finding tenants to fill two units with a 90 day notice in October were unsuccessful. This buys us all time to enjoy the holidays, to update my leases for the upcoming year and to avoid a vacancy. I'm counting this as a partial win. Third roomie is ok to stay thru lease end with or without roomies. How'd I do?

It's interesting how everyone is ok with what I do that the roommates also do, but not ok with them doing the exact same things.

I agree MC. I have my ads up, hired a video photographer, one of the best.

Rent paid with no qualms.

Dee Ann,

When is your videographer is going to record? And how that would work with your tenant's possessions in place?

Unless a home has been decluttered and staged, they rarely look appealing in ads. Even celebrity homes featured in Architectural Digest or House Beautiful are fluffed and staged because a lived in home rarely looks that great in photos or videos.

I ask because I am gradually getting videos of each property. I want the right applicant to be focused on the property, and not be distracted by the tenants' stuff. I figured that I just had the window between the refresh after a tenant has moved out and the subsequent tenant move-in to get optimal videos. That means that the videos I get may not be timed for an upcoming vacancy, but would be useful in marketing in future vacancies.

Well, I, just speaking for myself, don't like long term notices required for tenants. As tight as the housing market is, if a tenant gives 90 days notice, what happens if they cannot find a place? And, for me, just, speaking for me, year long leases , when a tenant hits a tough time, say job loss, just adds to their burden. I only have ever done MTM. I tell the tenants, I think it keeps us both on our toes, as either (tenant or landlord) can end the relationship, no harm no foul, with just a months' proper notice. I also suspect it relaxes everyone a bit, as no one feels trapped. Though, I admit, I prefer long-term tenants. But, having well-cared for properties, in a city where so many places are just ugly, well that helps.

And, DeeAnn, I know you too have well cared for properties, and yours have more beautiful character than mine. ( mine are just pre-fabs one story houses, no nice character details.) So, I'm glad you have 'eased' some of those restrictions, for both of you ( you and your tenants)

Just that might help this group to settle down a bit. You know how some dogs get aggressive when on a leash, yet if they were free to escape , they'd be less fear-aggressive. Sometimes, knowing they aren't tied to a place makes tenants relax. The tenant that kept forgetting to lock doors may be doing it from stress. I once left a backdoor of a rehab wide open when I was very stressed. Fortunately, neighbor spotted it and closed it, and kept an eye on the place. Thank goodness, as I left quickly, and had tools and supplies inside. Another time, years ago, I went through a phase of locking my keys in my car. Strangest thing. After, oh, about the third or fourth time in just as many weeks, I finally created new habits so that no longer happened. Stress does funny things.

SIR WALTER: Videographer will hopefully come in tomorrow, Monday. I have given close to 3 weeks notice to have the place ready for a video. I first had tenant wanting to remain renting there take a video to see what we were dealing with. Then met with her to see what was hers and tackle it. She really got motivated...all done in a day. Then gave a 5 day notice to the other two as there were lease violations I didn't want have showing on a video. Met with them last Friday and they had all clutter removed and were looking for somewhere to put it. Although I provide plenty of storage shelving, I brought 2 more shelves over.

Most of my tenants keep their units tidy, decorated, yet livable that with a days notice can have it ready for either pictures or a showing.

Funny you should mention staging! Once I had a showing where the unit was like a hurricane went through it. Normally it was organized, prim and proper. I asked the husband what all the stuff all over was and he replied "staging".

BUSY: I think we use what has worked for us in the past...this group has given me other ways to do things, including you.

We started in 1979, renting out month to month. Too many left to buy a house just before the winter holidays, and us not being able to fill until April every time. We lost months of rent and that's when we changed.

I used to have a 75 day notice in an effort to get people looking ahead so they oould secure a place before their proper 60 day notice. I got good results from that procedure as I found those prospects wanting to give their LL proper notice, and they were planning ahead for a smooth move.

I moved to a 90 day notice to give myself more time to find a good prospect(s) and prep for them, especially in the spring/summer when more may be moving.

BUSY, you have a nice group of tennies that most likely don't have the need to move. Our groups house students that move once they graduate and take jobs out of town or state, or simply prefer to upgrade and pay much more than they did while in school. Our other tennies are professionals who've graduated and are saving for a house. While many of ours are considered long term, those in school are the ones moving more often. When I can be more lax on moveouts, this group mentioned the rents outside of ours are too expensive so they were happy to wait until December 31, hoping rents would go down to an affordable level.

I very much see, BUSY, what you mean about feeling cornered. By relaxing things a bit they may actually be there longer than they originally think. I did, ask if I got rid of the 3rd roommate would they decide to stay. They said they want new appliances and wanted me to hire them to redesign the layout...but they want the same rent. hahahahah

Dee Ann, you have a good spirit!

Yes, students, or those recently graduated, are definitely different sort of tenants than mine. Mine are living paycheck to paycheck, and frequently not college educated, or may not even have completed high school. I can definitely see, In your situation, (students, recent college grads) the 90 days, and the year's lease are probably best. I remember now where you are located, and its a whole different structure there than where I operate.

Dee Ann, I'm very impressed with your management of the situation! You've gotten great cooperation from the tennies. Wow, getting all interior design tennies is great. I think you are right that it was a sign from God.