Time to Go
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Time to Go (by S i d [MO]) Dec 5, 2023 4:34 PM
       Time to Go (by PJU [MO]) Dec 5, 2023 4:50 PM
       Time to Go (by Roy [AL]) Dec 5, 2023 4:52 PM
       Time to Go (by Mapleaf18 [NY]) Dec 5, 2023 4:56 PM
       Time to Go (by zero [IN]) Dec 5, 2023 5:14 PM
       Time to Go (by GKARL [PA]) Dec 5, 2023 5:17 PM
       Time to Go (by zero [IN]) Dec 5, 2023 5:34 PM
       Time to Go (by Allym [NJ]) Dec 5, 2023 5:57 PM
       Time to Go (by AllyM [NJ]) Dec 5, 2023 6:01 PM
       Time to Go (by hubba hubba [CA]) Dec 5, 2023 6:07 PM
       Time to Go (by 6x6 [TN]) Dec 5, 2023 7:02 PM
       Time to Go (by Pat [VA]) Dec 5, 2023 7:39 PM
       Time to Go (by NE [PA]) Dec 5, 2023 7:46 PM
       Time to Go (by Robert,OntarioCanada [ON]) Dec 5, 2023 8:53 PM
       Time to Go (by MikeA [TX]) Dec 5, 2023 11:21 PM
       Time to Go (by Robin [WI]) Dec 6, 2023 12:17 AM
       Time to Go (by BRAD 20,000 [IN]) Dec 6, 2023 1:31 AM
       Time to Go (by MC [PA]) Dec 6, 2023 5:34 AM
       Time to Go (by plenty [MO]) Dec 6, 2023 8:39 AM
       Time to Go (by S i d [MO]) Dec 6, 2023 8:51 AM
       Time to Go (by LisaFL [FL]) Dec 6, 2023 9:23 AM
       Time to Go (by WMH [NC]) Dec 6, 2023 9:46 AM
       Time to Go (by J [IN]) Dec 6, 2023 9:54 AM
       Time to Go (by Jason [PA]) Dec 6, 2023 10:47 AM
       Time to Go (by Buzy or lazy [WI]) Dec 6, 2023 11:46 AM
       Time to Go (by Ray-N-Pa [PA]) Dec 6, 2023 1:46 PM
       Time to Go (by NE [PA]) Dec 6, 2023 1:48 PM
       Time to Go (by Marcia [WI]) Dec 6, 2023 8:30 PM
       Time to Go (by Robert J [CA]) Dec 7, 2023 1:58 AM
       Time to Go (by Jim in O C [CA]) Dec 7, 2023 5:28 AM
       Time to Go (by WMH [NC]) Dec 7, 2023 8:26 AM
       Time to Go (by Scott [IN]) Dec 7, 2023 12:04 PM
       Time to Go (by Hollis [MA]) Dec 7, 2023 12:44 PM
       Time to Go (by Renne [TX]) Dec 7, 2023 7:49 PM
       Time to Go (by S i d [MO]) Dec 8, 2023 8:12 AM
       Time to Go (by MC [PA]) Dec 8, 2023 10:16 AM
       Time to Go (by Wilma [PA]) Dec 9, 2023 8:59 AM

Time to Go (by S i d [MO]) Posted on: Dec 5, 2023 4:34 PM

I'm generally a pretty easy to get along with guy, but when a tenant is 4 days late on rent and then threatens to sue me, that's pretty much when I stop talking to them and drop the nuclear option. Diplomacy has failed at that point, and there's nothing much more to discuss. He's decided to be a bully and make a threat. I don't operate that way.

The story: tenant is upset it's taken us a week to get a new gas valve for his furnace. Yes, it's an older house with a floor furnace, a bit tricky... He does have supplemental heat in both bedrooms with 3000 watt heaters in each room that we put in awhile back, and he's refused my offer (twice) to take some extra space heaters over to help limp along while we wait. Temps here are 35 - 55, so not exactly ice cold. Also, apparently the heater hasn't been working "for some time", and he just last week decided to call me about it.

Anyway, my HVAC guy will probably have it fixed in the next 1-2 days, after which time the eviction notice will be on it's way.

What are your "nuclear option" issues where you're done with a tenant, aside from just the typical non-payment of rent?


Time to Go (by PJU [MO]) Posted on: Dec 5, 2023 4:50 PM

One of the benefits of self managing is that I get to talk with the tenants when they make a complaint like that - a lot of times I will "joke" with them with something like - "Man, there are times that I wish I were a tenant so I could just have everything fixed immediately" If they don't "get" the joke, then, yes, we are sometimes to the point of the nuclear option. Especially when they keep complaining about the same issue that is being handled as quickly as it can.

I certainly have to wait at my own house for repairs to be made . . . sometimes that tenant might need to wait also. If they don't get, they just don't get it.


Time to Go (by Roy [AL]) Posted on: Dec 5, 2023 4:52 PM


When a tenant gets pissed at me for not fixing something quick enough and then starts preaching the AL Landlord/Tenant laws to me (incorrectly I might add), that is when I know this tenant's days are numbered. --71.207.xxx.x

Time to Go (by Mapleaf18 [NY]) Posted on: Dec 5, 2023 4:56 PM

Be careful w the space heatee option. We have a small hvac biz and at first we thought it a good idea to hand out space heaters to tide customers over in the event that we cannot get them heat overnight. Our insurance company said definitely not because if they set the place on fire they can sue you. --74.70.xxx.xxx

Time to Go (by zero [IN]) Posted on: Dec 5, 2023 5:14 PM

Many years back we had an ice storm that took out the power in our area for a few days.

Tenant started complaining to me and demanded that I get them a generator because her BF was on an oxygen machine.

I didn't have a generator for my own house. I explained acts of god but that wasn't good enough.

We parted ways shortly after. --107.147.xx.xxx

Time to Go (by GKARL [PA]) Posted on: Dec 5, 2023 5:17 PM

Once that line is crossed, there's no getting back over it. This is why I prefer M2M. --172.56.xxx.xxx

Time to Go (by zero [IN]) Posted on: Dec 5, 2023 5:34 PM

I still only do MTM.

Have had a few people over the years tell me what the laws are. I used to get irate and correct them.

Now I just let them rant and decide if they have crossed the line. Then I give a non-renewal.

Actually when I decide that I am not going to renew a lease I typically still file eviction. Most times when I say I am not renewing they stop paying anyhow so it works out.

I admit that I LOVE collecting from a tenant that cussed me out and swore they knew all the laws. But then again I get joy from odd things. --107.147.xx.xxx

Time to Go (by Allym [NJ]) Posted on: Dec 5, 2023 5:57 PM

Older house with floor furnace...a bit tricky. Why do you have an old piece of like that keeping your fellow humans warm, eh? I have new or recent furnaces in all homes except the one with boilers and those are Aruba and built like tanks and I have them checked every fall. You give all this advice so you sound smart and good and now I read you are renting bad heater to people. --173.61.xxx.xxx

Time to Go (by AllyM [NJ]) Posted on: Dec 5, 2023 6:01 PM

Hey zero, my tenant told me her husband needed oxygen and a steady reliable supply of electricity. They were going to get a gas generator but I worried about their lack of knowledge so I got a Generac over there. I already had one over here. Now the wife has heart issues and I am glad it's there. No loss of rent from an empty apt. --173.61.xxx.xxx

Time to Go (by hubba hubba [CA]) Posted on: Dec 5, 2023 6:07 PM

In some places immediate eviction after a repair is considered reprisal. The courts may frown on that.

You might want to bide your time. --157.131.xxx.xxx

Time to Go (by 6x6 [TN]) Posted on: Dec 5, 2023 7:02 PM

Don't you just love that word? --73.190.xxx.xxx

Time to Go (by Pat [VA]) Posted on: Dec 5, 2023 7:39 PM

I too provided an electric space heater I had bought from HD, tried to buy the Lasko oscillating ceramic one recommended on here but they did not have it and we bought a tall model. The tenant has rented from us for years and the electric furnace needed a relay switch and our HVAC guy was hunting and doesn't come out on weekends. He's good but not perfect.

The guy was nice enough to even come 15 miles and pick it up on his way somewhere.

Do I worry about what might happen? I am mindful of it but I have to have a little faith or I'd go nuts. I must say most of ours are very nice and polite and understanding. As long as they know you care and are trying to do something about it. --216.126.xx.xxx

Time to Go (by NE [PA]) Posted on: Dec 5, 2023 7:46 PM

I would ignore this clown. Your furnace repairman relationship is always more important than any tenant.

Your 3000 watt heaters are the equivalent of 2 8í 1500 watt electric baseboard heaters. Whatís the deal with these heaters? Thatís BEYOND code for an average room here. Are those heaters keeping it 68-72?


Time to Go (by Robert,OntarioCanada [ON]) Posted on: Dec 5, 2023 8:53 PM

Gas valve is specific for each furnace where sometimes it takes to get a gas valve which is beyond the rental housing control. As furnaces get older then replacement parts become more difficult to get The gas valve is a critical as safety is more important than anything else. A gas valve will eventually wear out after certain number of coming on and off. --207.236.xxx.xxx

Time to Go (by MikeA [TX]) Posted on: Dec 5, 2023 11:21 PM

Threats I don't tolerate even more so than non-payment. That's the fastest way to get put out. If it's a physical threats then then there will be a police report and an emergency eviction filing. All others will lead to the end of the tenancy as quickly as I can make that happen.

The others that result in nuclear options include drugs, theft, and house beaters.


Time to Go (by Robin [WI]) Posted on: Dec 6, 2023 12:17 AM

Threats to sue are at the top of my list.

People who consume a huge amount of my time, either by constantly trying to renegotiate the lease, explain why they're late, or complain about things that I can't fix or have no control over.

Tenants who have unrealistic expectations. ("water heater hasn't been working since Tuesday but now that I've called on Friday afternoon I want it fixed tomorrow or for you to put me up in a hotel.")

I better stop. My blood pressure is rising.


Time to Go (by BRAD 20,000 [IN]) Posted on: Dec 6, 2023 1:31 AM

I donít have a nuclear option.

We stick to the lease. They can rant all they want. We respond in a businesslike, professional manner and stop responding to every little rant text.

We NEVER talk on the phone or face to face at their door.

Every LL must avoid the urge to argue or posture. Pride gets in the way and reduces our income.

BRAD --73.103.xxx.xxx

Time to Go (by MC [PA]) Posted on: Dec 6, 2023 5:34 AM

When you start telling me how to do things. Last notice I gave it was after a conversation with a T who was borderline from the start. I looked at SO after and said "I'm done". Got thier 30 day notice the next day-plastered to the front door along with 10 day non payment notice. I try to give myself time to cool down-doesn't always work.

As for supplying my people with generators, I won't get that involved. Heaters and air conditioners I can lend out. --73.230.xxx.xx

Time to Go (by plenty [MO]) Posted on: Dec 6, 2023 8:39 AM

When the agreement is not mutual. When I give you an opportunity and a good house and you have no life skills or desire to move forward. Good bye. Next! --172.59.xxx.xxx

Time to Go (by S i d [MO]) Posted on: Dec 6, 2023 8:51 AM

hubba, retaliation isn't an issue here, but even if it were, he's behind on rent. That's pretty much a slam dunk win for me, especially since he was behind on rent BEFORE the repair request was made. There's a process in my state for withholding rent due to repair issues, and he has not followed it at all.

Brad, I get it, and the nuclear option I mention is just what you describe. I won't respond to him any more except to say, "The repairman is here, let him in." If he refuses...well, more ammo for me in court. He's been "slipping" lately... paying later each month. He eventually pays, but I've let it slide here and there. My fault for that.

Thanks to the other commenters. I emailed the eviction docs over to the attorney last night after he sent me another rambling text. I have no patience for people like that. Maybe I should, but it's honestly not in my nature. "Let them rant" and collect their money is one approach, but it has never resulted in a positive outcome for us. The ranters have always turned into nonpayers, and he's there right now. So it's time I push him to go be happy somewhere else.


Time to Go (by LisaFL [FL]) Posted on: Dec 6, 2023 9:23 AM

I had to finally put my foot down on a month to month tenant who was nothing but a nightmare. We had scheduled a repair around the day she requested. It involved two different contractors, plumber and carpenter. I had pre-delivered all materials to be on site for them so it could be completed the night before.

(We were replacing a kitchen sink and countertop that needed an upgrade but was functional).

The night before she called to tell me I needed to reschedule my workers because she was having people over and needed her kitchen sink that day.

That was it. I contacted the very nice husband and told him the repair was getting done, on the date she had had chosen or I was giving them their 30 day notice and we would do the upgrade after they moved out. Why? Because my contractors would not work on the house again until they were gone if they continually get jerked around by his wife. She had previously scheduled service calls, said sheíd be home and then was not home and was an overall difficult person.

He said to complete the work. He would make sure she gave me no more problems. Going forward things were much better with her. When they moved it was still a happy day. They bought a house. They called to ask for my plumberís number and he told me there was no way heíd ever do work for them. --24.236.xx.xx

Time to Go (by WMH [NC]) Posted on: Dec 6, 2023 9:46 AM

My tenants are more afraid of homelessness than they are wanting to get mad at us for stupid stuff. No place to move to if they lose this one. With online reporting of problems, they have no one to blame but themselves if something slides as we always at least respond within 24 hours (usually minutes) if they use the right method.

If they text they get told to report online. If they email they get told to report online. The majority jumped right on it anyway and no problems. --173.18.xx.xxx

Time to Go (by J [IN]) Posted on: Dec 6, 2023 9:54 AM

I do MTM so a 30 day Non renewal or lease termination notice is how I handle when a resident and I do not see eye to eye any longer.

I learned from Brad, so if I decide to go this route I like to use notices in writing as my form of communication either mailed with tracking, attached to door, handed to resident, or texted, using all forms of delivery at the same time is quite effective. I took a call once after notices went out and I still feel terrible getting my ear chewed off. I prefer to just read the mean texts, screenshot them and move on. --207.113.xxx.xxx

Time to Go (by Jason [PA]) Posted on: Dec 6, 2023 10:47 AM

Oh I get where you're coming from and really you're taking too long for the repair whether it's reasonable in your mind or not that's just too long it is heating season and you technically are in violation especially if it's going to take you 8 to 10 days to get heat running. You're really at fault here man --71.207.xx.xx

Time to Go (by Buzy or lazy [WI]) Posted on: Dec 6, 2023 11:46 AM

I try to wear cushiony socks in my shoes so I don't feel all the little bumps in the road. My roads are paved with an extra layer of late fees and low turnovers.

Saying nuclear option is just so silly. My kid who works as a contractor for the military has called us once over the years just to say, 'Mom, Dad, I love you. If it goes to $&/t, I love you.' Cuz there very much was concern about an ACTUAL nuclear option, and he's at ground zero. So, saying nuclear option over rentals is just so much silliness.

I replace older heating equipment sooner, and on my schedule, so I don't have to limp it along. I keep a couple of oil-filled space heaters on hand, and have dropped those off when a furnace wasn't lighting, or very cold temps were expected, or when we were traveling out of country during winter. AND, I can finally say, all of my homes have the TTW A/C with heat. The model with heat only costs about ten-twenty bucks more than the through the wall A/C without heat, so it provides a nice back-up. And, if my tenant has to use the back-up heat till I can get my HVAC tech there, I comp them a bit, as electric heat is so much more costly than gas. Showing the tenants that I'm on top of it when it comes to keeping the house heated buys a lot of that intangible known as good-will. --72.135.xxx.xx

Time to Go (by Ray-N-Pa [PA]) Posted on: Dec 6, 2023 1:46 PM

All my customers bring me happiness. Some when they come and others when they go. --24.101.xxx.xxx

Time to Go (by NE [PA]) Posted on: Dec 6, 2023 1:48 PM

I didnít think I really had one until Duplexerís ďrefusing rent raiseĒ thread. Playing the race card. Thatís a no go for me. --24.152.xxx.xx

Time to Go (by Marcia [WI]) Posted on: Dec 6, 2023 8:30 PM

Whenever I have a tenant who complains about a late repair, I simply tell them "for a repair to be done, there is my schedule, your schedule and the contractor's schedule." We all have to come together to get the repair done and it will likely not be done tomorrow. --12.175.x.xxx

Time to Go (by Robert J [CA]) Posted on: Dec 7, 2023 1:58 AM

I've had some pretty strange tenants lately, going thru the change of life -- between 54 and 69 years of age (female). My male tenants that threaten me I accommodate since I have a key to a local Karate Studio and agree to meet them there to kick my butt. No takers.

One female reported that I tried to break into her unit. The police said I should stay away from her. I explained that I was the owner, contractor and handyman for the building. This this crazy person sent me a certified letter demanding repairs, and reported me to housing for not responding before I receive her communication. Then I was ordered to make repairs. I posted a 24 hour notice to enter.

Free legal aid representing the tenant demanded I pay the tenant, up front, $20,000 in relocation funds. The City Housing said I must do that.

I told them to jump in the ocean my the sewer discharge pipe and die from exposure to untreated sewer water.

And you think you have problems dealing with ONLY a crazy tenant? --47.155.xx.xxx

Time to Go (by Jim in O C [CA]) Posted on: Dec 7, 2023 5:28 AM

This year I had an AC unit die. It was in the 80ís and it took my AC guy 5 days to replace it. Four days of non stop complaining and i have had it. Tenant felt I should have an AC person on call 24-7.

This year their annual increase went from $50 to $$325. Iím too old for this harassment. They are moving! --99.23.xxx.x

Time to Go (by WMH [NC]) Posted on: Dec 7, 2023 8:26 AM

80's! We don't even turn on the AC until it's like 85...and then we keep it just cool enough to keep the humidity down.

Except when the kids are here. Then they gang up on us and change the thermostat to their liking: sub-zero. --173.18.xx.xxx

Time to Go (by Scott [IN]) Posted on: Dec 7, 2023 12:04 PM

I'm with Jim on this one. Impose a big PITA Tax and let them evict themselves. --107.141.xx.xxx

Time to Go (by Hollis [MA]) Posted on: Dec 7, 2023 12:44 PM

I agree with getting some oil filled radiators to have on hand,.They are much safer.

As far as putting someone out or raising the rents very high,..I don't know what the time you should wait before you do that,..but here is definitely a while or you will get dragged into retaliation in the courts with the tenants free lawyers and your expensive lawyer that you may have the tenant stop paying rent for months and not being able to recover those past rents and your expensive court costs.

Seems like judges are very sympathetic to those poor downtrodden tenants that you are trying to make them homeless or the expense of moving.

I`would definitely ask not just any lawyer, but one that does a lot of evictions,,generally your local LL Assoc can tell you who is good.


Time to Go (by Renne [TX]) Posted on: Dec 7, 2023 7:49 PM

I had two sets of tenants both in the same position of being late with the rent and their attitude determined the outcome.

Couple 1 contacted me before rent was due, was very apologetic, laid out their plan to get caught up, etc... They were true to their word and got caught up and have stayed caught up. If they had not been true to their word, we would have begun eviction proceedings.

Young lady 2 was accusatory without a plan. How do you expect us to pay when it's been raining (boyfriend/husband worked construction.) They got caught up, but they were non renewed.

We had a family that was constant drama. Calls about what to do when she saw a scorpion, what should she do in a lightning storm, etc. She was a young Mom of 3 and didn't have adult skills. She was never behind on rent that I remember, but I was tired of the drama, so they were non -renewed.

At our stage of life, if someone is taking up too much of my mental energy, we non-renew. --12.196.xxx.xxx

Time to Go (by S i d [MO]) Posted on: Dec 8, 2023 8:12 AM

Thanks again to all the commenters.

I'm wondering if I didn't do a very good job of communicating that this tenant is not lacking heat due to anything inside our control. As mentioned previously, both bedrooms have 3000 watt baseboard heaters which are more than enough for those rooms plus the main living room area if he leaves the doors open during the day, as this is a small house. I also offered a temporary loan of space heaters, but he refused me... twice.

It got to a high of 62 degrees here yesterday. 50 degrees right now at 7:10 AM. He's not freezing... regardless of what he claimed.

A few folks here took me to task for not responding fast enough ... not sure what else we can do other than fix it and offer a temporary solution, but he has to accept that solution or lack some comforts. A new furnace install would take just as long, if not longer. The gas valve is here, so he should be fully up and running very soon. --184.4.xx.xx

Time to Go (by MC [PA]) Posted on: Dec 8, 2023 10:16 AM

I am sure you have the emails and texts to prove he turned down offers. Some Ts are shocked we can't snap our fingers and do repairs AND that repairs,etccost monet hence rent raises. --73.230.xxx.xx

Time to Go (by Wilma [PA]) Posted on: Dec 9, 2023 8:59 AM

We had to replace a heat pump system in the fall of 2022 in a sfh. Supply chain was still a big issue at the time, so between getting the unit in, installed, and then getting the proper thermostat when the one they used turned out to be incompatible (installer's error), it took 5 weeks.

The weather was unusually warm at the beginning, so we offered window a/c, which were refused. By week 5, the temperatures were getting low, and we offered oil radiators, also refused.

Our unicorn "ex" marine tenant only was mildly annoyed by week 5 - with the installer, not us. We returned the favor by doing the bulk of the fall leaf cleanup while he was away on a business trip.

So different from tenants in years past, who let repairs go until there was a crisis, demanded a hotel room for being without hot water for two days, or (biggest pipe dreamers) demanded that the drywall from a promptly repaired leak be patched and painted while they were away for Christmas Day.

That unicorn guy is going on year 9. --98.115.xxx.xxx

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