Survey of here's the question:

You have rentals. You're a property manager.

And the tenant has your number for texting.

Never mind if you don't, that's the scenario here.

Never mind me personally. This is a made up story.

Tenant suddenly sends you a long rambling list of complaints.

You look through the list.

None of them really add up to anything.

Some of them are grossly incorrect.

Assumptions are made by their incorrect statments- some of them outrageous- of course, blaming you. Who else?

Statements include "I've told other people about this and they've agreed you don't do your job, you're not running things right". Insults are made about your integrity, work ethic..... and on that you see are are unfair because they simply don't know the whole story.

And on.

Approach 1: You are a professional establishment. There's nothing in here that merits a respose. Ignore, and let the statements stand as is.

Inevitably, these points will keep coming up and added to other complaints, possibly until they think they have enough to take it to the City and file a complaint, tell neighbors, or take other irrational actions. But a professional place does not answer jibberish. You did your job, that's enough.

I've literally been told I should do this, so wondered what other people do.

Approach 2: Nip accusations in the bud. Reply back always about each offense they claim was done, and patiently remind them of what is in their lease, why action was taken and why they are not making the right conclusions.

Don't let anything stand they accuse you of, without a response and explanation in text.

We're talking about things like "You took two hours to show up when the smoke alarm wouldn't shut off" when nothing in the lease says you should be on call for smoke alarms and they could have simply taken out the battery themselves. That kind of thing.

But also other things that you feel if ever came up in court, you'd have your answer right there in the record.

Not to mention sometimes you just feel like you have a right to stand up for yourself, it bothers you they're making incorrect assumptions and so why not if it makes you feel better.

Approach 3: Full stop. Not only address each complaint, but explain why you take took your actions. Your rent is going up, for instance, because property taxes and insurance went up this much, and the same thing is happening all over the City and we can't afford not to. Tell them about your expenses, and why you for instance, came to repair something on this date and not sooner, because you had this other appointment. In other words, lay the book open so that they know what you know, hoping reasonable people can understand why you do the things you do.

Which is the best approach?

Which one do you find has worked for you.

#1. Then if it happens again, they get the happy clause. IF that doesn’t remedy the situation, they get a move out notice when the lease is up. I haven’t had one of these type texts from a tenant I brought in, in probably over 10 years. I had something like this from some ex-con inherited bum about 2 years ago. I stuck only to any repair concern in the texts that I considered needed addressed and ignore everything else. He got a rent raise and moved under his own power. Bye bye. Years ago almost all I gerted tenants sent me some version of drama text or letters. I think that’s how they gauge who they’re dealing with.

@Ken[NY] that might make all the difference.

What if someone insulted you directly though. Would you stand up for yourself?

Or would you just let all their statements stand, and not answer anything.

What if you just, wanted to answer.

What if they were wrong, and you wanted to tell them exactly why.

Hard to keep professionally silent then, isn't it. Or maybe it isn't, for some people.

I mean you could simply let them continue to get angry for the wrong reasons, until you finally have to tell them to lave or they move.

But then that's a lot of moving people in and out. Cleaning, renovating, interviewing. The drama of trying to get people out also.

Why not just attempt to resolve the situation right then?

Still I remember my brother saying, "Your landlord buddies just tell you to sell? That's cold."

I said yeah. And they're a lot nicer than the tenants! lol

>> I haven’t had one of these type texts from a tenant I brought in, in probably over 10 years>>

@NE[PA] I have only had one in about 8 years full of complaints like that and it came out of nowhere, and made little sense. Though I've had rambling texts from some tenants like single older women who just want someone to gripe to and I ignore those unless there's something in there that actually has to be responded to. At one point one really started to get on my nerves though, and I said their behavior was strange and unacceptable and weirdly enough that actually worked and they stopped.

Most of my tenants do not text me much now and as far as I'm concerned the less the better.

But in this case the woman just went Hyde out of nowhere after about two years renting. She was a cold renter and never thanked anything done, but paid her rent ontime and didn't break anything, have any problem friends or cause any problems. Hard to find good renters in my area, so that's better than problems to be sure.

I answered all of her accusations back right on the spot, not leaving a single one out.

She played this bottled up rage card, and then apparently decied the "Cat was out of the bag" so she would be openly insulting from then on. Which lasted about two exchanges for me, lol. That was enough I was wanting out of the lease at that point.

Some people can just take abusive correspondence and stay professionally and stolidly silent, that's just never been my strong point. Also I've always been a debater.

@NE[PA] do what?

@RB[TN] They are endless drama. Endless.

Which is why when renters on Youtube say landlords just sit back and collect money I tell them you need to try it then and please come back and tell me how it went for you.

Strange enough though when I was first getting into this, I probably had six people in a row tell me: "Oh I wouldn't want to be leasing" and then they'd follow up with some awful horror story of someone who had leased out their property and all the terrible drama that had happened.

I was like thanks for all the encouragement!

I'll tell you one thing that hasn't changed after doing this for years though.

I'm still getting no encouragement! lol.

Least of all my family

Tenants hate landlords

The government hates landlords

Landlords hate landlords

Whelp, sorry to disappoint the whole cast of well wishers, but the bills have to be paid. Still going, and not going under today.

@NE [PA]

No I don't debate with tenants of course. I avoid talking to them if at all possible.

I was only claiming a character weakness.

I don't think its necessary though I'm sure other people will point them out for me here soon enough lol.

@Ken [NY] let me help by explaining this:

I like the "you do you"! We all manage differently.

Some more consistently than others. I wish I could say I don't let my feelings get to me, sometimes they do. I always try to stop myself and remember what Dera Abby or Ann Landers would ask distressed ladies/gentlemen, "Would you be better off with them or without them?"

Insanity is doing the same thing over and over, expecting a different outcome.

What outcome do you want? Rent money and little to no drama.

Remember for every action there is an equal and opposite reaction. So ignore as much as possible, react to needed situations.

AS a last resort, ask them would they be happier somewhere else? I did that one time and the tenant was shocked! She said we like it here!

Jason/VA is right.

An age-old technique: write the nastiest awfullest most terrible text you can and send it to yourself.

Got all that out? Good.

Now go radio silent except for setting up times to take care of your property. No discussions at all. AT ALL. Not even about the weather.

Be careful following WMH's advice!

It's a good idea, but don't do it on your phone - you might actually send it to somebody (accidentally)! : o

Neither.

I thought Ken was being very nice in helping you.

Hi Duplexer: Through the years I have gone through more than one tenant who wanted to "text wrestle" with me. One time I told the wrestler to move the conversation to emails. She didn't bother me again.

After that worked, I told my tenants that my communication is via email so I rarely get texts. Once in awhile someone will text a question that requires more than a yes or no answer. Again, I tell them to look for an email from me. Depending on the question, I may or may not answer. When I email, I have the liberty and have taken it. I write the email and save it in draft. The next morning I read it again, and usually end up changing it or not sending it.

If I get a text now and then I remind them to email me so I have a record of it, or so it gets on my calendar, or ?

Then ignore their continued texts except for needed work.

If I were to choose from the above, this is s summary and order I might use:

Hoosier: response for court

Plenty: Rec'd,ok,k

Pat: would you be happier elsewhere

MC: offer to let them out of their lease

"Your tenants know that they have you by the short and curleys and can do whatever they please because you come off as desperate and they know you need them much more than they need you"

Duplexer, is this an alcohol motivated post?

Life is short

You need to figure out if you want these folks or not.

I think you should take the high road. Remember 'sticks and stones'? There is no reason to explain ANYTHING about your business to a tenant. You do not need to justify ANYTHING. Keep everything short, sweet and professional.

If it is something not directly requiring a response (required response would be you letting them know the electrician will be there tomorrow at 8:00 a.m.) don't respond. Example being their 7:00 p.m. text, "why won't they be here yet tonight"? "Why didn't you take care of this previously?" "is it your brother-in-law or a licensed electrician"? No response required. Should, for whatever reason you feel the need to respond (you shouldn't because you already told them what they needed to know) you respond the EXACT same "electrician will be there at 8:00 a.m."

I did pick up on your "tenants hate landlords". That should not be a blanket statement. Yes some do but there are a lot who have very workable/cordial relationships. Also stating a tenant never thanked you. Well that would not be something that would ever enter my mind.

I have tenants thank me all the time.

I get something done for them, they thank me. I don't boot them because they are late, they thank me.

Yesterday I went to a place and dealt with some ants. I thought (feared) they were termites. Got some decent pics and sent to my bug guy. Turns out they are citronella ants. They look a lot like termites but there are subtle differences.

My lease states that I do not do pests after 48 hours. I took care of these tho, and the tenant thanked me.

I never expect them to thank me for doing my job. It is nice at times but not needed.