Holiday evictions
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Holiday evictions (by Mike [PA]) Nov 29, 2023 11:19 PM
       Holiday evictions (by David [MO]) Nov 29, 2023 11:40 PM
       Holiday evictions (by Don [PA]) Nov 30, 2023 2:23 AM
       Holiday evictions (by MC [PA]) Nov 30, 2023 6:27 AM
       Holiday evictions (by MC [PA]) Nov 30, 2023 6:30 AM
       Holiday evictions (by RB [TN]) Nov 30, 2023 7:42 AM
       Holiday evictions (by NE [PA]) Nov 30, 2023 8:02 AM
       Holiday evictions (by S i d [MO]) Nov 30, 2023 8:23 AM
       Holiday evictions (by Tony [NJ]) Nov 30, 2023 8:24 AM
       Holiday evictions (by WMH [NC]) Nov 30, 2023 8:43 AM
       Holiday evictions (by zero [IN]) Nov 30, 2023 9:23 AM
       Holiday evictions (by Ken [NY]) Nov 30, 2023 9:24 AM
       Holiday evictions (by Doogie [KS]) Nov 30, 2023 9:53 AM
       Holiday evictions (by Ray-N-Pa [PA]) Nov 30, 2023 11:58 AM
       Holiday evictions (by tim [CA]) Nov 30, 2023 1:38 PM
       Holiday evictions (by DJ [VA]) Nov 30, 2023 2:12 PM
       Holiday evictions (by Barb [MO]) Nov 30, 2023 4:05 PM
       Holiday evictions (by MC [PA]) Nov 30, 2023 7:43 PM
       Holiday evictions (by GKARL [PA]) Nov 30, 2023 8:11 PM
       Holiday evictions (by 6x6 [TN]) Nov 30, 2023 8:35 PM
       Holiday evictions (by BRAD 20,000 [IN]) Dec 1, 2023 1:07 AM
       Holiday evictions (by Nicole [PA]) Dec 1, 2023 12:45 PM
       Holiday evictions (by Jason [VA]) Dec 1, 2023 2:05 PM
       Holiday evictions (by Mike [PA]) Dec 1, 2023 3:28 PM
       Holiday evictions (by tryan [MA]) Dec 1, 2023 3:47 PM
       Holiday evictions (by zero [IN]) Dec 1, 2023 5:18 PM
       Holiday evictions (by MAT [PA]) Dec 1, 2023 8:33 PM
       Holiday evictions (by Unb [GA]) Dec 1, 2023 9:01 PM
       Holiday evictions (by Nicole [PA]) Dec 1, 2023 9:07 PM
       Holiday evictions (by Unb [GA]) Dec 1, 2023 9:16 PM
       Holiday evictions (by don [PA]) Dec 2, 2023 1:23 AM
       Holiday evictions (by MC [PA]) Dec 2, 2023 6:34 AM
       Holiday evictions (by zero [IN]) Dec 2, 2023 2:45 PM
       Holiday evictions (by tryan [MA]) Dec 5, 2023 4:51 PM
       Holiday evictions (by tryan [MA]) Dec 5, 2023 4:51 PM
       Holiday evictions (by zero [IN]) Dec 5, 2023 5:24 PM
       Holiday evictions (by 6x6 [TN]) Dec 5, 2023 7:04 PM
       Holiday evictions (by zero [IN]) Dec 6, 2023 7:28 AM
       Holiday evictions (by Jason [PA]) Dec 7, 2023 12:02 PM


Holiday evictions (by Mike [PA]) Posted on: Nov 29, 2023 11:19 PM
Message:

Have a tenant whose hanging on by a thread, been there about 4yrs but made bad personal choices recently resulting in loss of job and most likely ain't gonna make rent.

If I file now her and her family would be evicted around Christmas

Would you play Santa and give them a gift and wait till Jan? --24.115.xx.xxx




Holiday evictions (by David [MO]) Posted on: Nov 29, 2023 11:40 PM
Message:

No, I wouldnít. No good deed goes unpunished.

Itís a business and we have to run it like one. --199.200.xx.xxx




Holiday evictions (by Don [PA]) Posted on: Nov 30, 2023 2:23 AM
Message:

Be happy that you have that option. Philly sheriff freezes all evictions from thanksgiving until January 2. --73.141.xxx.xxx




Holiday evictions (by MC [PA]) Posted on: Nov 30, 2023 6:27 AM
Message:

No, I would not gift. They didn't gift you. --73.230.xxx.xx




Holiday evictions (by MC [PA]) Posted on: Nov 30, 2023 6:30 AM
Message:

It is business. If they are on thier last chance with you, they have lost ant right to gifting. No one will appreciate it anyway. Repo people work all holidays, utilities donate. Next time it will be just got a job and waiting on paycheck, blah blah.. --73.230.xxx.xx




Holiday evictions (by RB [TN]) Posted on: Nov 30, 2023 7:42 AM
Message:

Next ! --69.130.xxx.xxx




Holiday evictions (by NE [PA]) Posted on: Nov 30, 2023 8:02 AM
Message:

I somehow found myself in a book reading club a few months ago. A book a month. This monthís book is about dealing with situations from a calculating vs feelings perspective. Thereís a pastor in the group and to explain to the group my ability of how I can be cold and calculating, I will explain how I could kick the pastor and his entire family out of one of my properties on Christmas morning if that was my only timeframe. --24.152.xxx.xx




Holiday evictions (by S i d [MO]) Posted on: Nov 30, 2023 8:23 AM
Message:

I answer this question the same as always, using a sunk cost analysis.

"given what I know about this person today, would I sign a new lease with them?"

If the answer is yes, then I let them stay.

If the answer is no, then they need to go.

I'm guessing when you got into the rental business your goal was not to have tenants stiff you for rent and use the holidays as an excuse. Stop reading Charles Dickins' novels and take the next step. Who know? Their family might give them a Christmas gift of paying their rent for December.

That said, it's your property and your money: do with it as you wish. Just don't let other people's bad choices be a motive for charity. There are plenty of people out there making GOOD choices who are struggling. Consider supporting them with your generosity before rewarding people for making bad choices.

--184.4.xx.xx




Holiday evictions (by Tony [NJ]) Posted on: Nov 30, 2023 8:24 AM
Message:

Eviction would be my last resort.

Any help agencies she might qualify for?

Had this happen to me. I contacted my county's Social Services Office (welfare). They helped and got my tenant fast tracked onto the section 6 program.

Another time tenant and I had a sit-down. Tenant's problem was temporary. We did a "forbearance-type" arrangement where tenant paid/added 10% of their arrears to each month's rent going forward for 10 months. It worked and that tenant otherwise remained in good standing for the remainder of their 3 year stay.

Good luck --73.215.xxx.xx




Holiday evictions (by WMH [NC]) Posted on: Nov 30, 2023 8:43 AM
Message:

Start the process. If you feel some of your tenants are deserving of charity - a free house! - give that gift to a more deserving person. --173.18.xx.xxx




Holiday evictions (by zero [IN]) Posted on: Nov 30, 2023 9:23 AM
Message:

I believe that the holidays are always around the same time each year. I have filed on people during this time as they are the ones who broke the rules, not me.

Used to allow people to say they needed the extra money to buy gifts for their family. What about my family?

Now when someone has an excuse for not paying I tell them that as soon as the bank, insurance and tax man stop wanting me to pay on a specific date we will discuss.

I have given some tenants a break, but it is becoming fewer that I will even consider allowing now.

There is always an excuse. --107.147.xx.xxx




Holiday evictions (by Ken [NY]) Posted on: Nov 30, 2023 9:24 AM
Message:

I would start the eviction as soon as i can,i could care less what holiday excuse is coming up.I have given a 3 day notice on christmas eve once when the welfare office sent a letter saying they werent paying the rent. I would be amused watching NE sitting in discussing a book at a book club with a bunch of old suburban ladies --74.77.xx.xx




Holiday evictions (by Doogie [KS]) Posted on: Nov 30, 2023 9:53 AM
Message:

You're lucky the court would even hear the eviction. They would probably grant the eviction here, but would not let you do the lock out until Jan 1. I'm not positive because I've never had to file one in December. My attorney doesn't really even file the evictions in December because it's a lost cause for getting it done quick.

I hate doing evictions, but I decided a long time ago I was running a for profit company, not a charity. Therefore, I quit putting up with the non-payers. Wal-Mart would not let them fill a cart with groceries, the power company won't leave the power on, why should the LL give them a place to stay? So yes, file the eviction. --45.17.xxx.xxx




Holiday evictions (by Ray-N-Pa [PA]) Posted on: Nov 30, 2023 11:58 AM
Message:

What part of Pa are you in? I am in the NW corner and we get a great deal of lake effect snow here. About 15 miles from me made the Today Show because of the Lake effect snow this week. So the period between Mid November to about mid January isn't an ideal time for a vacancy.

It is your job to manage your vacancies. If I were given a choice, I would be giving them the straight talk. "Your life decisions are your business until they become my business - at such a point, I don't appreciate them. Based on multiple decades of experience, you are rapidly approaching a wipe out period. An eviction on your legal record isn't going to improve your employment opportunities. Here is a list of helping resources you can reach out to. Is there a payment plan you can get on until you either get back on your feet or you leave? I would rather have you leave on your own accord instead of me using your deposit to kick you out. How can we work together so that neither one of are hurting." --24.101.xxx.xxx




Holiday evictions (by tim [CA]) Posted on: Nov 30, 2023 1:38 PM
Message:

You said "most likely ain't gonna make rent", so filing now is preliminary. You might wanna have a chat with her and let her know, not paying the rent is not an option because you need to pay your bills, and suggesting she talk to friends or family to borrow the funds, and find out what her 'plan' is to get back on her feet. If they're a hair-brained, no plan, no new job kinda person, you've then got your answer. --108.201.xx.xx




Holiday evictions (by DJ [VA]) Posted on: Nov 30, 2023 2:12 PM
Message:

Good advice above.

I'm amazed/ jealous that you could get an eviction that fast! --68.229.xxx.xxx




Holiday evictions (by Barb [MO]) Posted on: Nov 30, 2023 4:05 PM
Message:

Donít play Santa, instead provide a list of organizations she can contact for rental assistance and utilities assistance right now.

If she works, she can get help covering her utilities and rent and find a new job and get back on her feet.

How she handles it will tell you if you need to cut them lose or set up a payday plan in the next couple of months. --149.76.xxx.xx




Holiday evictions (by MC [PA]) Posted on: Nov 30, 2023 7:43 PM
Message:

Courts in my area will schedule the eviction within 2 weeks. Generally give the Ts an extra 10 days after the hearing or to appeal the decision. When is rent due? I am not in the business of finding resources for them. If you don't care to look on your own, you are truly not worthy of it. --174.198.xxx.xxx




Holiday evictions (by GKARL [PA]) Posted on: Nov 30, 2023 8:11 PM
Message:

MC

Ditto. --209.122.xx.xxx




Holiday evictions (by 6x6 [TN]) Posted on: Nov 30, 2023 8:35 PM
Message:

NE, what's the book? --73.190.xxx.xxx




Holiday evictions (by BRAD 20,000 [IN]) Posted on: Dec 1, 2023 1:07 AM
Message:

Mike,

Stick to the lease. Don't re-invent the wheel.

Fair Housing Law requires you treat every res the same, no mention of holidays.

Christmas is one day, and MANY people don't do anything special.

Here's what changed my mindset...I found out some of those I let slide had actually spent their money on new TVs, new cars, trips INSTEAD of paying their rent because they did not think I would press the issue.

We have honest, hardworking people who work 2 jobs/overtime to keep up their rent and bills. Allowing a renter to slide is a slap in the face of those people who ARE sacrificing their family time, freedom, luxuries, etc so they can honor their obligations.

ZERO TOLERANCE on lates has saved us a mountain of stress trying to play god and decide who gets a free pass. I now give 24 hours to pay up on bounced drafts, etc. And they pay.

If he cannot pay now why do you think he will pay later?

He KNOWS whats coming, just hoping you don't take action.

Holidays: in MY court if you file today you won't get a hearing until January, then he'll get 2-3 weeks to move, pushing your free rent into February.

Stay strong and MANAGE your business.

BRAD

--73.103.xxx.xxx




Holiday evictions (by Nicole [PA]) Posted on: Dec 1, 2023 12:45 PM
Message:

file and proceed. IF you decide to give a break, get to the point of filing for possession and have the constable schedule it for January ??. I believe you have three months. Don't wait to schedule, get it on the books so the tenants know they are on their way out. --98.237.xxx.xx




Holiday evictions (by Jason [VA]) Posted on: Dec 1, 2023 2:05 PM
Message:

What would Verizon do? Give out free service because itís the holidays? Nope. --172.56.xxx.xxx




Holiday evictions (by Mike [PA]) Posted on: Dec 1, 2023 3:28 PM
Message:

All great responses and I typically agree with these however everyones situation is different so I always evaluate the property and not just draw a hard line. This is a C property and I factor in the cost of the empty; heat costs over the winter, labor and materials for the reomodel plus most likely sitting empty until spring.

This tenant moved her father in to help and I plan to discuss with him the consequences of where this is headed. I have many tenants who have never paid on time but always pay late fees. Over years that's alot of extra money. I have a tenant for 30yrs that had a job issue 6 months after I purchased the property and if I went hard-core to the lease she would have been gone. Instead I have a 30 yr tenant who paid off the house and remodeled the house at her expense I have several that have done that.

We'll see how this one turns out.

I am in NE Pa.

--174.198.x.x




Holiday evictions (by tryan [MA]) Posted on: Dec 1, 2023 3:47 PM
Message:

Been there, done that.

In the hood I've had sheriff put-outs Christmas Eve, New Years eve, Good Friday .... The Christmas eve peep hadn't paid rent since Oct. Had PLENTY of notice. So much so that the wife took the kids to a relatives for the week prior. Hubby stayed behind to do the move (with a friend). I showed up and met the constable with 2 kids and a wife in the truck to change out the locks before going to Grandmas. That one left an impression.

Point being, YOU didn't set the time line THEY did.

Can't make this stuff up. --198.168.xx.xxx




Holiday evictions (by zero [IN]) Posted on: Dec 1, 2023 5:18 PM
Message:

For me personally I do not like late fees. I realize that it can be an income stream but maybe I am OCD or something. When you are supposed to pay you need to pay.

I tell all my tenants that I am in the business of renting places out, not collecting late fees. When I start collecting late fees the writing is almost always on the wall and I am preparing to evict. I have had some people hit hard times and are still with me, but for most of them it is the beginning of the end.

Admittedly I still get a little worked up over people not paying on time, especially with lame excuses. A late payer isn't going to shut me down but it still irritates me.

Maybe it is because I never paid rent late. I can't think of any bill I have ever paid late. I'm just wired differently. --107.147.xx.xxx




Holiday evictions (by MAT [PA]) Posted on: Dec 1, 2023 8:33 PM
Message:

If you file now, as stated in the original post, they will NOT be evicted around Christmas. It will be closer to the end of January, if all goes well for you. --173.49.xx.xx




Holiday evictions (by Unb [GA]) Posted on: Dec 1, 2023 9:01 PM
Message:

Get real.

There's no judge or sheriff who will do this EVEN IN PA.

I've been doing this 36 yrs now and file many many dispos. I don't want a set out around xmas for one GREAT REASON.

I don't want to ruin my Xmas. So get real folks. Do u really want an unplugged Xmas tree at the curb??

You really need to make that point? Don't do it. --129.222.xx.xxx




Holiday evictions (by Nicole [PA]) Posted on: Dec 1, 2023 9:07 PM
Message:

unb, you are wrong for Pennsylvania, other than Philadelphia and Harrisburg. They absolutely will enforce possession on December 24 if that is the timing. I see on here some states can go months. Not here. File your complaint and you are in court within 15 days. They have 10 days to appeal possession. Landlord files on day 11. Constable posts and 11 more days and they are out. Yes, you might have someone who slides something a day extra but that's it. There are no "children", "winter/temperature", "holiday", etc., breaks here. --98.237.xxx.xx




Holiday evictions (by Unb [GA]) Posted on: Dec 1, 2023 9:16 PM
Message:

I get it Nicole.

This has not a thing to do with tenants.

This is about us. The ruthless landlord. I for one and maybe only one of 2 here that would do this.

I've never done it and don't intend to start now.

Maybe rethink why you own a business. I'm not a Rabi or priest or confessor but I do need to sleep at night. --129.222.xx.xxx




Holiday evictions (by don [PA]) Posted on: Dec 2, 2023 1:23 AM
Message:

Nicole--The 10 day. 11 day periods for the 1st and 2nd writ usually work out a bit longer. You must wait 10 days from the judgment date to file the first writ and can file on the 11th as you wrote, but if the 10th day falls on a weekend or holiday you must wait for the next business day to count as the 10th day. Of course, if the 11th day comes and it is a weekend or holiday then you also have to wait because the sheriff office will be closed.

After the 1st writ is served you have to wait 11 days and can file the second writ on the 12th. Same rules as above re weekends and holidays apply. Furthermore, when you go into the Sheriff Office on that 12th day, the staff is not waiting there with the car motor running to go evict your tenants within the hour! All that you do on that 12th day is to SCHEDULE the eviction on the next open time slot that the Sheriff has. --73.141.xxx.xxx




Holiday evictions (by MC [PA]) Posted on: Dec 2, 2023 6:34 AM
Message:

Umb,I need to sleep also, under my roof that I have to pay for. LLing isn't a non profit charity. Either way, file when your lease says to IF they haven't by the lease date. Even after, IF you want to keep them, they can also pay your court costs IF they pay within the period before court IF you still want them. They still have multiple chances to pay. --73.230.xxx.xx




Holiday evictions (by zero [IN]) Posted on: Dec 2, 2023 2:45 PM
Message:

Looks like I might be testing the holiday eviction with the new judge after all.

Tenant due on the 28th. Fell behind on checking for things. Nothing in there and no response to a text. This is becoming a pattern for her. She better have one heck of a good excuse.

Either way I will be getting the package ready for the lawyer first thing Monday. Would rather pay for the place to sit empty than to have a tenant do this to me again.

As far as ruining my holidays it will be better for me to file now rather than sit idle until after the holidays to do it. This way it is done and I won't stew on it as much. --107.147.xx.xxx




Holiday evictions (by tryan [MA]) Posted on: Dec 5, 2023 4:51 PM
Message:

In my hood the Execution is issued with a 10 day notice. If the peep can't READ , I can't help them. What's NOT going to happen is finding a judge to stay the Execution on Christmas eve. Or New years eve (ask me how I know) ... the Near Year put out tried to get a stay. "Sorry, no judge available" --198.168.xx.xxx




Holiday evictions (by tryan [MA]) Posted on: Dec 5, 2023 4:51 PM
Message:

I sleep fine by not wearing their problems. --198.168.xx.xxx




Holiday evictions (by zero [IN]) Posted on: Dec 5, 2023 5:24 PM
Message:

Well my late tenant came through with the rents and lates.

We have also started setting her up with ACH so maybe this won't be an ongoing issue. If it is she will be dropped like the proverbial hot potato.

--107.147.xx.xxx




Holiday evictions (by 6x6 [TN]) Posted on: Dec 5, 2023 7:04 PM
Message:

How much did you make in late fees? --73.190.xxx.xxx




Holiday evictions (by zero [IN]) Posted on: Dec 6, 2023 7:28 AM
Message:

Just 10%. That is all the court allows. $65 dollars. Not worth the headache of dealing with late payers, in my opinion.

I still charge and collect it for the one offs. If someone starts making it a habit I let them know I am going to boot them. Typically the ones that want to stay get straightened out. The others were going to bail anyhow. --107.147.xx.xxx




Holiday evictions (by Jason [PA]) Posted on: Dec 7, 2023 12:02 PM
Message:

I definitely set people out on lockout day on December 26th don't forget the reality is it's Christmas for you too --71.207.xx.xx





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