NEVER Stray off Lease!
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NEVER Stray off Lease! (by Duplexer [IL]) Dec 1, 2022 10:28 AM
       NEVER Stray off Lease! (by Pat [VA]) Dec 1, 2022 11:01 AM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 1, 2022 11:58 AM
       NEVER Stray off Lease! (by Jason [VA]) Dec 1, 2022 12:17 PM
       NEVER Stray off Lease! (by Ray-N-Pa [PA]) Dec 1, 2022 12:23 PM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 1, 2022 12:35 PM
       NEVER Stray off Lease! (by Myob [GA]) Dec 1, 2022 12:47 PM
       NEVER Stray off Lease! (by Duplexer [IL]) Dec 1, 2022 1:14 PM
       NEVER Stray off Lease! (by Robert J [CA]) Dec 1, 2022 1:23 PM
       NEVER Stray off Lease! (by don [PA]) Dec 1, 2022 2:10 PM
       NEVER Stray off Lease! (by S i d [MO]) Dec 1, 2022 2:34 PM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 1, 2022 2:35 PM
       NEVER Stray off Lease! (by MikeA [TX]) Dec 1, 2022 2:37 PM
       NEVER Stray off Lease! (by Robert J [CA]) Dec 1, 2022 3:18 PM
       NEVER Stray off Lease! (by DJ [VA]) Dec 1, 2022 3:46 PM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 1, 2022 3:47 PM
       NEVER Stray off Lease! (by Ed [CA]) Dec 1, 2022 4:09 PM
       NEVER Stray off Lease! (by Still Learning [NH]) Dec 1, 2022 6:53 PM
       NEVER Stray off Lease! (by myob [GA]) Dec 1, 2022 8:54 PM
       NEVER Stray off Lease! (by PG [SC]) Dec 1, 2022 9:26 PM
       NEVER Stray off Lease! (by LisaFL [FL]) Dec 1, 2022 9:32 PM
       NEVER Stray off Lease! (by BRAD 20,000 [IN]) Dec 1, 2022 11:08 PM
       NEVER Stray off Lease! (by BRAD 20,000 [IN]) Dec 1, 2022 11:08 PM
       NEVER Stray off Lease! (by JR [ME]) Dec 1, 2022 11:10 PM
       NEVER Stray off Lease! (by myob [GA]) Dec 2, 2022 7:31 AM
       NEVER Stray off Lease! (by Scott [IN]) Dec 2, 2022 12:01 PM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 2, 2022 12:31 PM
       NEVER Stray off Lease! (by Robert J [CA]) Dec 2, 2022 12:34 PM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 2, 2022 1:45 PM
       NEVER Stray off Lease! (by Robert J [CA]) Dec 2, 2022 1:53 PM
       NEVER Stray off Lease! (by MikeA [TX]) Dec 2, 2022 4:26 PM
       NEVER Stray off Lease! (by MC [PA]) Dec 2, 2022 6:40 PM
       NEVER Stray off Lease! (by 6x6 [TN]) Dec 2, 2022 7:04 PM
       NEVER Stray off Lease! (by Moshe [CA]) Dec 2, 2022 10:19 PM
       NEVER Stray off Lease! (by Robert J [CA]) Dec 3, 2022 12:21 AM
       NEVER Stray off Lease! (by MC [PA]) Dec 3, 2022 7:43 AM
       NEVER Stray off Lease! (by Scott [IN]) Dec 3, 2022 11:53 AM
       NEVER Stray off Lease! (by tryan [MA]) Dec 4, 2022 9:39 AM
       NEVER Stray off Lease! (by myob [GA]) Dec 4, 2022 10:23 AM
       NEVER Stray off Lease! (by Mark [GA]) Dec 4, 2022 6:58 PM
       NEVER Stray off Lease! (by Robert J [CA]) Dec 4, 2022 9:05 PM
       NEVER Stray off Lease! (by BRAD 20,000 [IN]) Dec 4, 2022 10:07 PM
       NEVER Stray off Lease! (by myob [GA]) Dec 5, 2022 3:39 PM
       NEVER Stray off Lease! (by myob [GA]) Dec 5, 2022 9:00 PM
       NEVER Stray off Lease! (by ned [AL]) Dec 5, 2022 9:56 PM
       NEVER Stray off Lease! (by Myob [GA]) Dec 6, 2022 7:55 AM
       NEVER Stray off Lease! (by mike [CA]) Dec 12, 2022 11:52 AM

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NEVER Stray off Lease! (by Duplexer [IL]) Posted on: Dec 1, 2022 10:28 AM
Message:

Damage control because of 'niceness' last month in overlooking a late fee stated on the lease. Woman has been paying ontime the past 6 months. Last month she was 1 day late. I told her per the terms of the lease the amount needs to be the full rent (her arrangement is its discounted if its paid ontime).

Instead she paid the discounted amount a day late.

I thought "Oh its just one day, she always pays on time....." and never said anything about it.

Well this month surpassed all my expectations. Not only is she paying a day late she informs me again, but this time its only half the rent. There rest will be a week later. "Sorry for the inconvenience" she says.

Stood ground this time and watch her be way angrier now than she would have been originally. Niceness = Ignoringing the lease terms is OK, landlord is being unreasonable for not doing it this time.

Crimeny.

What would happen if I just let this go too? Next month she won't have the rent at all. And if its more than 2 weeks late, the following month's rent comes into play and now you're instantly an oppressive bill collector, since they already got your property, now you're the bad guy. You'll probably never see it. Call me a pessimist, but I've seen it happen too many times!

Never.... ever..... stray from the lease.......

--162.200.xxx.xx




NEVER Stray off Lease! (by Pat [VA]) Posted on: Dec 1, 2022 11:01 AM
Message:

True, it will always be used against you. You get what you allow.

And even if not used against you, definitely not appreciated for long. --216.126.xx.xxx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 1, 2022 11:58 AM
Message:

You neglected to consider that, once you allowed her to skip the "late fee", she has a right to expect that the late fee agreement is not enforced last month, so it is not to be enforced in the future.

Contracts are made by agreement, sometimes verbal, sometimes in writing, sometimes by behavior of the parties. You may have forfeited your right to enforce the agreement to pay late fee.

--47.139.xx.xxx




NEVER Stray off Lease! (by Jason [VA]) Posted on: Dec 1, 2022 12:17 PM
Message:

I would think that any decent lease would have a waiver clause Moshe. “NO FAILURE OF LANDLORD TO ENFORCE ANY TERM HEREOF SHALL BE DEEMED A WAIVER…” --172.58.xxx.xxx




NEVER Stray off Lease! (by Ray-N-Pa [PA]) Posted on: Dec 1, 2022 12:23 PM
Message:

As a landlord you are in the training business. --24.101.xxx.xxx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 1, 2022 12:35 PM
Message:

Jason, such a lease clause MAY help, but she retains certain rights that may be non-waivable (e.g., on grounds of public policy).

--47.139.xx.xxx




NEVER Stray off Lease! (by Myob [GA]) Posted on: Dec 1, 2022 12:47 PM
Message:

I am in an income business. The business just like any other business. Most here get their shorts in a wad over this.BEING LATE.

8.00 a day in late. Must pay at least half by the 5th then 10% due on balance no later than 15th along with rent. If nothing on 5th. Rent and all court fees will apply.whole different ball game after 5th. --66.133.xx.xx




NEVER Stray off Lease! (by Duplexer [IL]) Posted on: Dec 1, 2022 1:14 PM
Message:

Yep its a lesson to be learned. The excuse last month was she wasn't getting her paycheck until the following day.

This month the excuse is there was an "unforseen cat medical bill".

The problem is you telling them they can disregard anything stated the lease which is asking for trouble. And that's exactly what you do when they ignore a fee and see nothing happens.

Never again! Hope I haven't blown this rental, we'll see.

--162.200.xxx.xx




NEVER Stray off Lease! (by Robert J [CA]) Posted on: Dec 1, 2022 1:23 PM
Message:

I don't know about you guys but when I purchased an apartment property cheap, it means most of the time the current owners didn't manager well and had major money issues leading to massive deferred maintenance.

And our laws make it difficult to repair or change rental due dates. If a tenant's lease says they have to pay by the 1st of the month and their Social Security or Pension checks are late, due to the horrible United States Postal Service cutting staff, removing automatic sorters and increasing the work load, then tenants CAN NOT BE HELD RESPONSIBLE FOR BEING LATE!

So I've had to "learn" how to WORK with my tenants and allow for minor disruption in payment of their rents.

For example all of my tenants know if the rent is going to be late, past the 5th of the month, all they have to do is call me. I guarantee to be pleasant and not berate them or belittle them, especially in front of their kids. I'll ask, and they will give me a valid excuse and what's more important they will offer me what they have now (Usually half the rent) and promise to have the rest by the 10th or 15th of the month.

I have over 20 tenants that can barely get by and pay their rents on time. But manage to pay in full by the 6th to 10th of the month. If I play hard ball and move to evict them, I will loose around 3 to 4 months rent, and have to remodel their units. Also pay an attorney. That's around 1/4 of a million dollars is losses. Also from March 2020, I can not evict anyone for non-payment of rent, and this is written in stone thru February 01, 2024. --47.156.xx.xx




NEVER Stray off Lease! (by don [PA]) Posted on: Dec 1, 2022 2:10 PM
Message:

Unforeseen cat medical bill. Everything for them is unforeseen. Pets will never need medical care, car will never need repairs, friends will never need to be bailed out, etc. She has now determined that your rent is her emergency fund. Payment will creep further backward every time there is another "emergency" or unforeseen problem, until you are chasing her this month for last month's rent. At some point she will realize that she will never catch up and leave, or you will realize it and throw her out. --73.141.xxx.xxx




NEVER Stray off Lease! (by S i d [MO]) Posted on: Dec 1, 2022 2:34 PM
Message:

You know the old saying about excuses....everyone's got one.

It's critical to understand ourselves so that we can make the adjustments necessary to do better in the future. In this case, it appears there was a policy in place, so there's nothing wrong with the mechanics of how the deal was set up. The problem is the policy was ignored. So the key thing here is to learn why you chose to ignore the policy and take steps to ensure that doesn't happen again. We must be 100% honest with ourselves when striving to improve.

I feel like we've discussed this here multiple times while you've been among us Duplexer, so you definitely have seen others talk about always charging the late fees. Not trying to brow beat you, but why did you decide not to charge the fee: Afraid? Forgot? Lazy? Other? What steps will you take to ensure this doesn't happen again?

Saying "this won't happen again" is one thing: doing something to ensure it doesn't is quite another! Good luck!

--184.4.xx.xx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 1, 2022 2:35 PM
Message:

RobertJ,

You have very sound advice.

So you have learnt to work with your tenants and that should apply to a whole host of problems, not only to payment of rent. The secret is good communication, which of course requires not only politeness, but a good problem-solving approach to any problems that arise.

--47.139.xx.xxx




NEVER Stray off Lease! (by MikeA [TX]) Posted on: Dec 1, 2022 2:37 PM
Message:

You just as well prepare the eviction notice now, 80% chance that she will not get caught up but continue to get further behind. Her choosing to live penny to penny and not having an emergency fund means every minor emergency will derail her finances which will derail your rent. The only chance you have is to be firm to your rules and make sure the tenant understands there is NO FLEXIBILITY in paying rent on time. She has chosen to take care of a cat over paying rent and she needs to understand that is not acceptable and will result in being homeless unless she can figure something out to get the rent paid on-time. --209.205.xxx.xx




NEVER Stray off Lease! (by Robert J [CA]) Posted on: Dec 1, 2022 3:18 PM
Message:

Thank you Moshe. Yes tenant communication is key for a successful tenancy. This morning a tenant called me from work. She forgot to leave a check on her kitchen table paying Decembers rent. Should she go home during lunch and leave me her check. I responded, of course not. She can leave the check on her table tonight and I will pick it up when other tenants in the building have their rental payment ready for me too. --47.156.xx.xx




NEVER Stray off Lease! (by DJ [VA]) Posted on: Dec 1, 2022 3:46 PM
Message:

If you need help paying your vet bill (or whatever) you need to ask for a loan from someone who is willing and able to give you one.

That is not me.

A loan is something you apply for in advance, you do not walk into the bank and just take the money.

You did not ask me, and I am not in the business of making loans. --68.229.xxx.xxx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 1, 2022 3:47 PM
Message:

Quite a contrast between responses by RobertJ and MikeA. Whose advice is best?

--47.139.xx.xxx




NEVER Stray off Lease! (by Ed [CA]) Posted on: Dec 1, 2022 4:09 PM
Message:

I'm with Robert J and Moshe (as usual). I forgive the first late payment, but give them a bit of a lecture about that being the last time and if they don't have rent when it's due, they need to borrow the money from friends or relatives because I'm not a bank and I don't make loans. --108.201.xx.xx




NEVER Stray off Lease! (by Still Learning [NH]) Posted on: Dec 1, 2022 6:53 PM
Message:

Sometimes it depends on how long they have been tenants with no late payments. This situation is either entitlement or barely getting by which may improve or may get worse. I had a tenant that accidentally paid rent to her student loans. It took about 20 days to straighten out. I had patience and it worked out but they had been tenants for 2 years without issue. I have a newer tenant that lost a job and made a choice to pay a vehicle payment over rent. They were told to expect a demand for rent and eviction and ended up getting emergency help. --107.115.xx.xxx




NEVER Stray off Lease! (by myob [GA]) Posted on: Dec 1, 2022 8:54 PM
Message:

If you don't follow Roberts Logic-- you lose WHY? because he's giving your real world experience. It's the real world.

You all won't like this but those of you who say pay the first or evict then-- well I won't call you liars but you'll be outta business in 9 months.

Lets check the facts: tenant pays the second but you file for eviction on the 1st at 6pm-- well since rent is due on the first-- again ain't gonna happen and most of us know it. So be honest. you may say your doing it but REALLY!!!!!! are you? --66.133.xx.xx




NEVER Stray off Lease! (by PG [SC]) Posted on: Dec 1, 2022 9:26 PM
Message:

I am in the Robert-J camp. I have one now - Rent is due the first $10 per day Late Fee - For the last 50 months tenant pays from the first to the third.

Why do I allow payment with out a late fee? Tenant always text me on the first to tell me when she will pay. Tenant keeps the house very clean - During the 50 months I have made 6 inspections with NO issues - Causes no problems in the neighbor hood - does not complain - Keeps the yard neat - rent is market rate. MTM pays in cash.

Works for me. --75.107.xxx.xx




NEVER Stray off Lease! (by LisaFL [FL]) Posted on: Dec 1, 2022 9:32 PM
Message:

I’m with MikeA 100%. It never gets better, only worse. I don’t allow my tenants problems to become my problems. It works like a charm because they know I mean business. I haven’t had a non-payer or even so much as a late payer in years. I am firm, fair and treat everyone the same. --24.96.xx.xxx




NEVER Stray off Lease! (by BRAD 20,000 [IN]) Posted on: Dec 1, 2022 11:08 PM
Message:

Duplexer,

You are right - NEVER stray from the lease for several reasons:

1. You lose control - you let them decide what’s important.

2. Legal trouble My judge explained to our assoc that if WE allow something, HE must also allow it. I

3. Fair Housing Law requires we treat each person the same. They COULD force you to let EVERY res pay late without late fees.

4. We have some great people who work extra jobs, scrimp and save, amd do without to pay their rent on time. I feel it’s a slap in the face to those people when I let someone with a flimsy excuse slide.

5. My lease is clear and they initial this clause: Management does not accept late or partial payments. This will automatically trigger eviction.

6. When you just say NO they pay. They had the money or got it.

7. Back when I “worked with” late payers (translation NON payers) I often spotted a new car or box from a big screen TV from the late payer.

8 My life got sooo much easier when I stopped playing god - trying to decide who is worthy of special treatment. No more re-inventing the wheel at every message.

Stay strong. Firm and fair. Desiring to be seen as NICE is a recipe for disaster.

BRAD --73.103.xxx.xxx




NEVER Stray off Lease! (by BRAD 20,000 [IN]) Posted on: Dec 1, 2022 11:08 PM
Message:

Duplexer,

You are right - NEVER stray from the lease for several reasons:

1. You lose control - you let them decide what’s important.

2. Legal trouble My judge explained to our assoc that if WE allow something, HE must also allow it. I

3. Fair Housing Law requires we treat each person the same. They COULD force you to let EVERY res pay late without late fees.

4. We have some great people who work extra jobs, scrimp and save, amd do without to pay their rent on time. I feel it’s a slap in the face to those people when I let someone with a flimsy excuse slide.

5. My lease is clear and they initial this clause: Management does not accept late or partial payments. This will automatically trigger eviction.

6. When you just say NO they pay. They had the money or got it.

7. Back when I “worked with” late payers (translation NON payers) I often spotted a new car or box from a big screen TV from the late payer.

8 My life got sooo much easier when I stopped playing god - trying to decide who is worthy of special treatment. No more re-inventing the wheel at every message.

Stay strong. Firm and fair. Desiring to be seen as NICE is a recipe for disaster.

BRAD --73.103.xxx.xxx




NEVER Stray off Lease! (by JR [ME]) Posted on: Dec 1, 2022 11:10 PM
Message:

Moshe, I don't get it. You chide Duplexer for not enforcing late fees but praise Robert and call him wise for doing essentially the same thing. Are you, Robert, and Dino all the same person? C’mon, you can tell us. --98.13.xx.xxx




NEVER Stray off Lease! (by myob [GA]) Posted on: Dec 2, 2022 7:31 AM
Message:

when you have 60+ sfh's your gonna have people with problems. You gotta work with them and make it an income stream-- bottom line.

HARD line what? evict? for being late? --66.133.xx.xx




NEVER Stray off Lease! (by Scott [IN]) Posted on: Dec 2, 2022 12:01 PM
Message:

One of my tenants is over a month late on his water bill. Water dept has started threats of service shut-off. This news would be unremarkable except for the fact that the tenant paid his December rent a full week early.

He would have let the cat die. ZT works. --107.141.xx.xxx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 2, 2022 12:31 PM
Message:

"Moshe, I don't get it. You chide Duplexer for not enforcing late fees but praise Robert and call him wise for doing essentially the same thing. Are you, Robert, and Dino all the same person? C’mon, you can tell us."

Did I "chide" Duplexer or did I say say that "You neglected to consider..." What does "chide" mean?

Is there a contribution here?

--47.139.xx.xxx




NEVER Stray off Lease! (by Robert J [CA]) Posted on: Dec 2, 2022 12:34 PM
Message:

When my 16 unit building was about to be half empty, I asked the soon to be departing tenants why they were moving. Their roommates were moving and they couldn't afford the apartment's rent on their own.

This was back in 1998. Their rents were $500 per month. If they moved across the street, for a no bedroom unit, the rent was only $375 per month.

So I said to them, when they have a roommate, each are only paying $250 per month and they split all other costs. With the single across the street, they would only pay $375 a month but also all of the other costs (phone, cable, gas and power). It was a better deal to live in a 2 bedroom and split things, but they could not pay next month full rent on their own.

So I made an offer to my 8 departing tenants. I will only charge them the lower amount of $375 per month, but they had to try and rent out the other bedroom to a good friend who's responsible. This was a limited time offer.

Most of my landlord friends thought I was nuts. But within in days tenants started to report they found a roommate and could afford to pay the full rent on the first. The last two tenants couldn't find someone to move in with them so I suggested they move in together.

Now I only had 1 apartment to paint, carpet, install blinds and change the appliances (Stove and Refrigerator).

When the 1st rolled in next month I got 15 tenants paying me their full rent. And only 1 unit did I have to loose a months rent while fixing it up to rent, at a cost of $2,000.

So I was out of pocket $2,500, instead of sticking to the lease and doing no-negotiation and loosing $2,500 x 8 =$20,000.

With the $20,000 savings, I used it on a down payment on a single family house. Then sold that house 9 years later at a $300,000 profit, after taxes. So who's the dummy, so says my friends.

We as landlords (investors) have to look at the big picture. We have income, appreciation and have to manager things to our advantage. --47.156.xx.xx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 2, 2022 1:45 PM
Message:

I very rarely have non-paying tenants, because I am very careful about choosing tenants. When I do have one, I view it as a failure in my tenant approval.

If I did have a tenant who didn't pay on time, I would ask myself if I wanted them to stay, or not. If not, then I would proceed to let them go, and worry about how I failed to see this coming. If they were worthwhile tenants otherwise, and I could see how the whole picture can be to my advantage, I would work with them and gently encourage prompt payment. I don't charge late fees.

Landlord chooses his tenants. Failure of tenant should be seen as failure of landlord's procedure for choosing tenants.

--47.139.xx.xxx




NEVER Stray off Lease! (by Robert J [CA]) Posted on: Dec 2, 2022 1:53 PM
Message:

The days of us landlords being able to property choose a tenant are numbered with all of the political nonsense and commissions the city (of Los Angeles, West Hollywood and Santa Monica) earns by placing criminals, the homeless and Section 8 into our properties. --47.156.xx.xx




NEVER Stray off Lease! (by MikeA [TX]) Posted on: Dec 2, 2022 4:26 PM
Message:

"I would work with them and gently encourage prompt payment."

Yeah right, when you are dealing with an entitled bully let me know how that works out for you. Lets see, she has already intentionally stole from him last month, lied by doing something different than was in the lease, and then bullied him through anger to get her way. Not someone who is going to roll over by gently encouraging payment.

I do agree with you on how we got to this point. There was a failure in the applicant selection process that let this less than stellar tenant in. Screening needs improvement to preclude a similar outcome in the future. --209.205.xxx.xx




NEVER Stray off Lease! (by MC [PA]) Posted on: Dec 2, 2022 6:40 PM
Message:

Duplexer- did she pay in full?

We have been a little lenient as well. You learn when to put the foot down. Lesson over the years-if you let it slide as a more than once, it becomes habit.

--73.230.xxx.xx




NEVER Stray off Lease! (by 6x6 [TN]) Posted on: Dec 2, 2022 7:04 PM
Message:

Not to throw a curve ball, but what is it about some people that makes them think that paying for housing is less important than other things?

I can see both sides of the argument here. I am not as experienced as others, but I generally have done as Robert J. There have been a couple of times that that didn't work out. Other times, it seems to keep things rolling smoothly. --73.113.xxx.xxx




NEVER Stray off Lease! (by Moshe [CA]) Posted on: Dec 2, 2022 10:19 PM
Message:

"what is it about some people that makes them think that paying for housing is less important than other things?"

How did you end up with such a tenant?

Didn't you know they were like that before you rented to then?

--47.139.xx.xxx




NEVER Stray off Lease! (by Robert J [CA]) Posted on: Dec 3, 2022 12:21 AM
Message:

In areas of California, crazy legal clinics send out direct mailers to tenants who have had a case filed against them or by referral. Letting tenants know they do not have to pay rent if they hire this legal clinic. They will file for the Corvid protections act or file a phony bankruptcy. And when a landlord tries to pull eviction records, for now, you are prohibited from the last 60 days so the tenant find housing and cheat another landlord out of the rent money.

So don't be too quick to complain about some landlords making a bad choice.

I had a vacancy and ran 14 groups of credit reports for my applicants, only finding the best 3 failed my requirements.

If I didn't fill this unit quickly, then the Housing Department would have shoved a Section 8 up my keister and I'd have to accept them.

So I chose a couple with 1 spouse having good credit and 1 having terrible credit. But together they can pay the rent. --47.156.xx.xx




NEVER Stray off Lease! (by MC [PA]) Posted on: Dec 3, 2022 7:43 AM
Message:

I need to amend my response-a few have been a once or twice and they were back to paying on time. I have one that get paid on the 1st Friday so sometimes it is late but it is always paid then so I can work with it. --73.230.xxx.xx




NEVER Stray off Lease! (by Scott [IN]) Posted on: Dec 3, 2022 11:53 AM
Message:

A tenant called me yesterday afternoon and says he can't pay rent until Monday the 5th. His is due on the 3rd. I politely reminded him that he will be cutting it close since I automatically file for eviction on the 6th. His payment dropped into my account at 10:17 this morning.

I'm not saying that all LLs should adhere to this practice. I have C/D tenants that once behind, might never get caught up. ZT is essential for me.

--107.141.xx.xxx




NEVER Stray off Lease! (by tryan [MA]) Posted on: Dec 4, 2022 9:39 AM
Message:

Interesting read .... seems to be divide between those who insist they are in the "housing business" and those who see the housing business as a "people business".

Speaking from the hood, my tenants are where they are for a reason. Largely underachievers who are content to live check to check (and NOT necessarily a pay check). These are NOT rule followers. They don't swim up stream nor do they see a need to. So thinking you will "mold" them into model tenants is simply unrealistic.

Yes I "worked with them" .... I'ld be broke if I didn't. --198.168.xx.xxx




NEVER Stray off Lease! (by myob [GA]) Posted on: Dec 4, 2022 10:23 AM
Message:

Tyran and some others know the facts. Most ll's. Don't own multiple units in lala land but in real America.

Well said tyran --66.133.xx.xx




NEVER Stray off Lease! (by Mark [GA]) Posted on: Dec 4, 2022 6:58 PM
Message:

Can you pay your mortgage late without being penalized, Robert J. --99.28.xxx.xxx




NEVER Stray off Lease! (by Robert J [CA]) Posted on: Dec 4, 2022 9:05 PM
Message:

Mark, at can't even pay my mortgage early and get credited. Late I'd be deep in trouble. --47.156.xx.xx




NEVER Stray off Lease! (by BRAD 20,000 [IN]) Posted on: Dec 4, 2022 10:07 PM
Message:

When you let them slide a little, “wait to see how it works out”, persuasion, deal making, setting up a payment plan, being “nice”...then when you finally put your foot down and file, they go berserk! “You are a slumlord!”

Experienced LLs know these tactics do not work and lead to TONS of frustration and unpaid rent.

BRAD --73.103.xxx.xxx




NEVER Stray off Lease! (by myob [GA]) Posted on: Dec 5, 2022 3:39 PM
Message:

BRAD who said anything about being nice?

For 63 SFH's and many many late payers since 1986 its worked out well and made us a small fortune in fees.

You may not consider 63 SFH's and 35 yrs experience as a nON-EXPERIENCED LL'D but we feel we are.

No, we don't sell anything or collect fee's for books. I've read some of these so call expert books and they suc****.

Get rich quick books-- yea get the book writer rich selling BS.

Frustrations-- like collecting garnishments? yes very frustrating.

or advise those here don't waste yur time going after debt?????

I say work with people in your market. You know your clients and know your courts.

--66.133.xx.xx




NEVER Stray off Lease! (by myob [GA]) Posted on: Dec 5, 2022 9:00 PM
Message:

BRAD now that I've cooled off some.

your statement: "Experienced LLs know these tactics do not work and lead to TONS of frustration and unpaid rent".

So your blanket statement is only your way??? Never work with tenants-- never work it out??? We all know in today's atmosphere that statement is wrong. WHY? cause the first thing the judge says in court-- have you tried to work it out?

Don't know who you think you are BRAD? Let me be the first to tell you that's BS. Pay on time or out-- yea and I have a bridge in Brookly for sale!

--66.133.xx.xx




NEVER Stray off Lease! (by ned [AL]) Posted on: Dec 5, 2022 9:56 PM
Message:

Me thinks MYOB doesn't believe in Zero T, lol.

I believe in it, in theory.

In practice, I've not implemented it.

I do believe it begins with screening.

Then education of tenant at front end.

Then, resolve on part of landlord. --70.92.xx.xx




NEVER Stray off Lease! (by Myob [GA]) Posted on: Dec 6, 2022 7:55 AM
Message:

Ned u made my point. We ALL want to be zero T but real world that's lala land .

Saying it's never allowed is misleadingbto those starting out who believe the word as the gospel from some posters here. The EXPERIENCED ONES!!!

--66.133.xx.xx




NEVER Stray off Lease! (by mike [CA]) Posted on: Dec 12, 2022 11:52 AM
Message:

my attitude for lates changed drastically with the silliness we experienced in covid. we all learned that the governors or counties had lots to say about our incomes and NO HESITATION to be ENTIRELY hostile to us. los angeles JUST relaxed their moratoria on evictions and rent increases this last week AFTER THREE YEARS! i dodged a bullet as did my managed accounts ONLY because i choose tenants well but i did advise the folks in writing last year that there would be NO leniency on lates. later i told them all in person, without witnesses, that if they were going to be late i needed to hear that from them on or before the 1st or i'd be prepping notices at their expense. i bluntly told them that when i had to break out their file it made me the acehole and the fee for that was 6% of the rent. i collected only 1 late fee this year and got three calls about why rents would be late a day or two. i told them to be sure their check was dated the 1st and thanked them for the call. vacancies are expensive and finding folks that do not eff up our homes is hard. we balance those realities. zero tolerance spunds great but ONLY WE PAY THAT PRICE. that said i did issue a termination notice to a gal that is as reliable as a rooster at sunrise but she is a hoarder and a blathering cackling Q-Anon type. i just cannot take her BS any more --75.80.xx.xx



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