Early Occupancy
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
     
     
Early Occupancy (by Jay [AZ]) May 13, 2024 3:40 PM
       Early Occupancy (by NE [PA]) May 13, 2024 3:41 PM
       Early Occupancy (by plenty [MO]) May 13, 2024 3:57 PM
       Early Occupancy (by RB [TN]) May 13, 2024 5:20 PM
       Early Occupancy (by Phil [OR]) May 13, 2024 5:30 PM
       Early Occupancy (by plenty [MO]) May 13, 2024 5:51 PM
       Early Occupancy (by NE [PA]) May 13, 2024 5:55 PM
       Early Occupancy (by Bonanza [NC]) May 13, 2024 5:58 PM
       Early Occupancy (by NE [PA]) May 13, 2024 6:13 PM
       Early Occupancy (by 6x6 [TN]) May 13, 2024 7:40 PM
       Early Occupancy (by Small potatoes [NY]) May 13, 2024 7:41 PM
       Early Occupancy (by Still Learning [NH]) May 13, 2024 7:53 PM
       Early Occupancy (by MikeA [TX]) May 13, 2024 8:49 PM
       Early Occupancy (by Ray-N-Pa [PA]) May 13, 2024 10:19 PM
       Early Occupancy (by Vee [OH]) May 14, 2024 6:49 AM
       Early Occupancy (by zero [IN]) May 14, 2024 9:23 AM
       Early Occupancy (by Jay [AZ]) May 14, 2024 9:45 AM
       Early Occupancy (by Vee [OH]) May 14, 2024 1:21 PM
       Early Occupancy (by plenty [MO]) May 14, 2024 2:21 PM
       Early Occupancy (by 6x6 [TN]) May 14, 2024 4:47 PM
       Early Occupancy (by Jim [CA]) May 21, 2024 11:14 AM

Click here to reply to this discussion.
Click Here to send this discussion to a friend

Early Occupancy (by Jay [AZ]) Posted on: May 13, 2024 3:40 PM
Message:

Does anyone have a Early Occupancy wording or addendum they use? Normally I just pro rate the rent to the start date they want to start the lease. But this couple wanted to start moving in stuff before the start of the lease, and with the excess rentals on the market right now I went ahead and gave them the keys. They didn't want to switch the electric to their names before the lease start date. I noticed my electric on the unit spiked for the days before the lease started and the electric bill switched over. --67.1.xxx.xx




Early Occupancy (by NE [PA]) Posted on: May 13, 2024 3:41 PM
Message:

Nothing happens until everything is paid for and the lease signed. --24.152.xxx.xx




Early Occupancy (by plenty [MO]) Posted on: May 13, 2024 3:57 PM
Message:

No clause is going to help now. Events happen as you instructed. Hope they are honest enough to be of their word. Pull the breaker in the ac --172.59.xxx.xx




Early Occupancy (by RB [TN]) Posted on: May 13, 2024 5:20 PM
Message:

Bet that don't happen again. --69.130.xxx.xxx




Early Occupancy (by Phil [OR]) Posted on: May 13, 2024 5:30 PM
Message:

We prorate from the day of possession---and prorate until the unit is ready to rent ( charge for the days of fixing/cleaning). No big deal. --76.138.xxx.xxx




Early Occupancy (by plenty [MO]) Posted on: May 13, 2024 5:51 PM
Message:

No keys until utilities are in their names. Never ever. Turn them off. --172.59.xxx.xxx




Early Occupancy (by NE [PA]) Posted on: May 13, 2024 5:55 PM
Message:

When you call to turn off the utilities, youíre gonna have to BS the utility company tell them that the place is vacant. Most likely they will not turn it off if itís occupied. --24.152.xxx.xx




Early Occupancy (by Bonanza [NC]) Posted on: May 13, 2024 5:58 PM
Message:

Once I get the lease signed, the renter's insurance, and the money. I give them the keys. The last one paid and signed on the 8th and I had the lease starting on the 15th. They paid half a months rent and will get the utilities switched to their name. I am not going to worry about 7 days of rent. Here's the keys and have at it. --65.188.xxx.xxx




Early Occupancy (by NE [PA]) Posted on: May 13, 2024 6:13 PM
Message:

I prorate to the penny. Thatís just to set a precedent of exact business with the tenants. --24.152.xxx.xx




Early Occupancy (by 6x6 [TN]) Posted on: May 13, 2024 7:40 PM
Message:

As RB. --76.129.xxx.xx




Early Occupancy (by Small potatoes [NY]) Posted on: May 13, 2024 7:41 PM
Message:

So when they told you no they don't want to put the electric in their name, why did you give them the key? Did you ask them to pay you?

Bill them for the electric. If you can put that before next months rent in AZ do that and then file for eviction because they are behind on rent. Other solution is they pay you and get squared away.

--172.59.xxx.xxx




Early Occupancy (by Still Learning [NH]) Posted on: May 13, 2024 7:53 PM
Message:

I prorate the amount but occasionally for my own schedule I will start the lease a few days or a week early and only charge for the days they had requested. This is usually due to my plans or vacation interfering with the date they requested to start the lease. --73.159.xxx.xx




Early Occupancy (by MikeA [TX]) Posted on: May 13, 2024 8:49 PM
Message:

So let me get this straight. You gave the keys to someone without a lease and utilities still in your name because they didn't want to pay them and there's a glut of rentals. I am assuming you didn't get the deposit or first month's rent either since you haven't signed the lease.

What are you going to do when they don't pay and won't move? You don't have a lease to file an eviction against. What happens when they don't switch utilities? You probably can't have them disconnected so you will foot the bill until you can get them evicted.

That is a huge risk!!

That's the first rule in my business in 1000 point font and neon letters in my procedures. Never, ever, ever, give the keys until you have the lease signed and the move in funds in your hands and confirmation the utilities have been switched.

There's still ways to offer incentives. Here's how I do it if times are tough and tenants are few. I offer to allow them free rent (up to a couple of weeks) until the first of the next month IF they pay the deposit, first full months rent, get the utilities switched over, and sign the lease. It doesn't require another document because my lease has a section to denote prorated rent to the first. I just have to fill that blank with $0 since I'm not charging prorated rent for the remainder of the month.

That gets them in the door, allowing them to move in early, while not incurring any additional risk on my part since the money and documents are complete. --209.205.xxx.xx




Early Occupancy (by Ray-N-Pa [PA]) Posted on: May 13, 2024 10:19 PM
Message:

So what happens when the place burns down before the lease starts and they claim their stuff is in your building? --24.101.xxx.xxx




Early Occupancy (by Vee [OH]) Posted on: May 14, 2024 6:49 AM
Message:

I would never do that again, how many bums did you absorb giving out keys? free wataer and comfort. I could send you about 40 more if you feel lucky. Hopefully you are already well liked in housing court and have legal help in the family. --184.59.xxx.xx




Early Occupancy (by zero [IN]) Posted on: May 14, 2024 9:23 AM
Message:

Ray, I don't follow.

What difference would it make if they had stuff in there or not? My lease doesn't cover any of their belongings, just my stuff.

The way I read it the OP already has the utils switched over. He just has to eat the extra days that they used them for free. I have let people in before the switch if it is because of holiday, weekend or some such. I actually have let people in with a promise to switch it over next week. By this time I have already vetted them as well as I can and feel they are going to be a good fit. If I eat a week of extra electric I am okay with it. Guess I have been lucky though.

In the past when I rented to people because they had a pulse I got stung a few times. --107.147.xx.xx




Early Occupancy (by Jay [AZ]) Posted on: May 14, 2024 9:45 AM
Message:

The lease was signed for starting May 1st.

The security deposit was collected on approval.

The First month rent was collected at Key exchange.

The water had been turned off because they charge by the day and not by the usage.

I was just wondering about the wording or addendum, because of liability and the utilities. --67.1.xxx.xx




Early Occupancy (by Vee [OH]) Posted on: May 14, 2024 1:21 PM
Message:

I think Ray is referring to the insurance claim made before the lease actually begins, the candlelight move in goes bad. --184.59.xxx.xx




Early Occupancy (by plenty [MO]) Posted on: May 14, 2024 2:21 PM
Message:

What liability are you worried about in regards to the utilities? --172.59.xxx.xxx




Early Occupancy (by 6x6 [TN]) Posted on: May 14, 2024 4:47 PM
Message:

Knowing the rest of the details makes a big difference. --76.129.xxx.xx




Early Occupancy (by Jim [CA]) Posted on: May 21, 2024 11:14 AM
Message:

Nope, if a tenant wants to move in a little early, then I require they put the utilities in their name then. I will take the utilities out of my name the date before they want to move items in or that day.

Of course, all funds have to be in my possession. --146.70.xxx.xx



Click Here to send this discussion to a friend
Report discussion to Webmaster


Reply:
Subject: RE: Early Occupancy
Your Name:
Your State:

Message:
Early Occupancy
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: