ALL keys not returned (by FabricGal [CA]) Oct 17, 2024 3:03 PM
ALL keys not returned (by Just Tim [AR]) Oct 17, 2024 3:06 PM
ALL keys not returned (by NE [PA]) Oct 17, 2024 3:13 PM
ALL keys not returned (by Jason [VA]) Oct 17, 2024 3:30 PM
ALL keys not returned (by Robert J [CA]) Oct 17, 2024 3:33 PM
ALL keys not returned (by plenty [MO]) Oct 17, 2024 3:46 PM
ALL keys not returned (by Pmh [TX]) Oct 17, 2024 4:07 PM
ALL keys not returned (by Deanna [TX]) Oct 17, 2024 4:16 PM
ALL keys not returned (by 6x6 [TN]) Oct 17, 2024 4:36 PM
ALL keys not returned (by plenty [MO]) Oct 17, 2024 4:38 PM
ALL keys not returned (by 6x6 [TN]) Oct 17, 2024 4:44 PM
ALL keys not returned (by Busy [WI]) Oct 17, 2024 5:53 PM
ALL keys not returned (by WMH [NC]) Oct 17, 2024 6:23 PM
ALL keys not returned (by FabGal [CA]) Oct 17, 2024 6:23 PM
ALL keys not returned (by NE [PA]) Oct 17, 2024 6:31 PM
ALL keys not returned (by Snide and judgy [WI]) Oct 17, 2024 7:14 PM
ALL keys not returned (by RB [TN]) Oct 17, 2024 7:43 PM
ALL keys not returned (by Tim [CA]) Oct 17, 2024 7:44 PM
ALL keys not returned (by zero [IN]) Oct 18, 2024 10:19 AM
ALL keys not returned (by Robert,OntarioCanada [ON]) Oct 18, 2024 11:01 AM
ALL keys not returned (by Busy [WI]) Oct 18, 2024 1:30 PM
ALL keys not returned (by BRAD 20,000 [IN]) Oct 18, 2024 2:19 PM
ALL keys not returned (by Hoosier [IN]) Oct 18, 2024 3:01 PM
ALL keys not returned (by NE [PA]) Oct 18, 2024 3:16 PM
ALL keys not returned (by zero [IN]) Oct 18, 2024 7:25 PM
ALL keys not returned (by Ray-N-Pa [PA]) Oct 19, 2024 2:20 PM
ALL keys not returned (by Jim [CA]) Oct 25, 2024 7:32 PM
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ALL keys not returned (by FabricGal [CA]) Posted on: Oct 17, 2024 3:03 PM Message:
Hello again! The mentally ill tenant made an extra copy of his house key, unknown to us! & did not turn in all copies he had of his key. After he vacated (on time), he gave his extra key to a helper, & she accessed the vacant house for whatever reason, maybe more cleaning.
We got a locksmith to change out the locks.
Can I charge the tenant for the locksmith visit and because he did not turn in ALL of the keys he had? This is California.
Also, days later when the helper came over to remove the fridge (she set up a day and time with my realtor), she said something to the effect that she had tried to get in earlier that day, but we changed the lock and she couldn’t get in because we change the locks. Are we able to charge for the locksmith? Boy howdy, I tell ya, I don’t expect we’re ever going to be landlording again after all this.
Thanks!
Fab Gal
--99.117.xxx.xx |
ALL keys not returned (by Just Tim [AR]) Posted on: Oct 17, 2024 3:06 PM Message:
Changing the locks should be the first thing you do when you get possession back. Never assume that someone else doesn't have a key. --98.174.xxx.xxx |
ALL keys not returned (by NE [PA]) Posted on: Oct 17, 2024 3:13 PM Message:
A locksmith to change the locks? Did you sign that sales contract yet? --174.240.xxx.xxx |
ALL keys not returned (by Jason [VA]) Posted on: Oct 17, 2024 3:30 PM Message:
All of the questions have the same answer: if you have incurred out-of-pocket expenses, pass them onto the tenant. --172.58.xxx.xx |
ALL keys not returned (by Robert J [CA]) Posted on: Oct 17, 2024 3:33 PM Message:
Besides being a Locksmith/Contractor, I've ALWAYS re-keyed locks the day my tenants moved out. This is the cheapest insurance possible. I have my box of pins and it takes around 10 to 20 minutes to re-key the old type locks. Now you have locks that you can re-key without removing anything. You slip in the old key, then perform a simple task, they slip in the new key -- lock rekeyed for the cost of a set of pre-cut keys, around 70 cents.
--45.76.xxx.xx |
ALL keys not returned (by plenty [MO]) Posted on: Oct 17, 2024 3:46 PM Message:
Well I wouldn't charge the tenant in this case and certainly not in Friendly Tenant State of California. But you do as you please. I'm assuming you where going to change the locks anyway. --172.59.xxx.xxx |
ALL keys not returned (by Pmh [TX]) Posted on: Oct 17, 2024 4:07 PM Message:
you should be changing locks EVERY TIME between renters regardless…!!! --71.14.xxx.xx |
ALL keys not returned (by Deanna [TX]) Posted on: Oct 17, 2024 4:16 PM Message:
Changing the locks from one tenancy to the next is standard procedure, whether it's mandated by law in your state or not.
That's why either digital locks or interchangable cores are so awesome--- it takes moments to get them ready for the next tenancy, and almost zero skill. --129.222.xx.xxx |
ALL keys not returned (by 6x6 [TN]) Posted on: Oct 17, 2024 4:36 PM Message:
Whether it is a rental, or I just bought a place, the first thing I do is change the locks. Oh, and I don't hire that done. I keep thinking that this was a 30 year tenant? --73.108.xxx.xxx |
ALL keys not returned (by plenty [MO]) Posted on: Oct 17, 2024 4:38 PM Message:
Remember they did return the keys you provided at move in. No charge. --172.59.xxx.xx |
ALL keys not returned (by 6x6 [TN]) Posted on: Oct 17, 2024 4:44 PM Message:
They could have made 50 copies for that matter. That is why the first thing to do is change the locks. --73.108.xxx.xxx |
ALL keys not returned (by Busy [WI]) Posted on: Oct 17, 2024 5:53 PM Message:
Keep reminding everyone about the tenant’s HEALTH, because that is first and foremost most important. NOT ! If you must refer to the tenant somehow, refer to them as the THIRTY YEAR tenant. Something many landlords dream of. Tenants’ health is not pertinent to this discussion. That you likely haven’t had to change out locks in 30 years… I cannot see a judge looking kindly upon you if you charge a cent for that.
I’ve only been to court to observe, not to participate, so take my advice lightly.
Oh, I thought I heard somewhere that some cities REQUIRE landlords to rekey locks between tenants. I always have them rekeyed as soon as tenant moves out. Most important to know the laws of your city/township/ county. If you are wrong about any of these piddly deductions, what’s the penalty a judge can throw at you? In my city, it’s treble damages. That means I would pay 3X back to tenant if I incorrectly charged them and it went to court.
The amount of time and mental energy spent trying to keep that security deposit makes me wonder who is obsessing on the wrong things? --172.59.xx.xxx |
ALL keys not returned (by WMH [NC]) Posted on: Oct 17, 2024 6:23 PM Message:
We re-key as soon as the tenant returns possession. We use Landlord Locks so even I can do it in 20 seconds or less. The biggest time waster is deciding what lock number to use.
If we are going to have possession for more than 24 hours before the next tenant moves in, we re-key again for them. Again, 20 seconds.
Fab Gal, I do think it's time you either came to Jeffrey's Boot Camp in November and learned something, or left the business. If you've been a landlord for 30 years and don't know about changing locks or what basic damages you can and can't charge for, you are really setting yourself up for lawsuits. --173.28.xx.xxx |
ALL keys not returned (by FabGal [CA]) Posted on: Oct 17, 2024 6:23 PM Message:
Thanks to most of you for responding in a helpful, non judgemental way.
Thanks for pounding the lesson home. Again. I get it.
As for the snide personal judgey comment (and that could have been my perception, misunderstanding, or inference) couched in terms of being helpful, I would have preferred you kept that to yourself.
Picture me flouncing off. --68.101.xxx.xx |
ALL keys not returned (by NE [PA]) Posted on: Oct 17, 2024 6:31 PM Message:
Toughen up buttercup. --24.152.xxx.xx |
ALL keys not returned (by Snide and judgy [WI]) Posted on: Oct 17, 2024 7:14 PM Message:
You are welcome. Snide AND judgey. I'll take it.
For any lurkers reading this, knowing one's laws is essential to landlording/ rental property management. The judgey ones ( judges) view us as professionals, and hold us to that standard. We don't get to use the excuse, ' I didn't know'. It is our job to know.
I do get that sometimes we forget, and check with fellow landlords, but if you are new to landlording, get ahold of the laws that pertain to your area, and refresh your knowledge of those laws occasionally.
Somebody trying to squeeze every last cent out of a security deposit is risky bet , IF one has know idea what deductions are allowed. Know your laws, know your judges. If you want to squeeze every cent from a security deposit. --72.135.xxx.xx |
ALL keys not returned (by RB [TN]) Posted on: Oct 17, 2024 7:43 PM Message:
Yer friends will tell ya what ya wanna hear.
Others, not so much. --69.130.xxx.xxx |
ALL keys not returned (by Tim [CA]) Posted on: Oct 17, 2024 7:44 PM Message:
It was your own fault. If you think a judge will think you're a reasonable person for not changing the locks on your dime in the first place, you're wrong. It's the landlords responsibility to rekey locks between tenants. What are you going to charge them for next? --73.2.xx.xx |
ALL keys not returned (by zero [IN]) Posted on: Oct 18, 2024 10:19 AM Message:
Why isn't the place sold already? I thought you said that was your end goal.
I change the locks every turnover, even if I have my kids living there. I rekey them myself. Always have a set of locks in the truck just in case.
I sleep better at night knowing the locks are fresh for the next person.
Really you should sign up for the bootcamp. Well, unless you are getting out of the business.
I have been in this for well over 20 years. I just went to the bootcamp and once again learned that I didn't know what I didn't know. --107.147.xx.xx |
ALL keys not returned (by Robert,OntarioCanada [ON]) Posted on: Oct 18, 2024 11:01 AM Message:
If the dead bolt is good quality then take dead bolt to locksmith to have rekeyed where the cost is less than the locksmith coming out. If the locks are the cheap grade 3 then can replace locks. --216.110.xxx.xxx |
ALL keys not returned (by Busy [WI]) Posted on: Oct 18, 2024 1:30 PM Message:
Actually, RB, I was being friend.
Fab gal wasn’t getting it, needed to really be made aware. So, snarky and judgey, OK. If that is what it takes. My state recently had a landmark case that now is caselaw, where the contract was deemed invalid, and landlord had to return ALL MONIES received from the tenant. You read that right! Now, this wasn’t a long, long tenancy, but, Could you imagine having to return 30 years of rents? Bankruptcy time for sure.
I bet that landlord wishes someone had been a friend and hit him over the head with snarky/judgey comments to get him to realize what could be at stake. And, I am certain that landlord wishes they had a better lawyer. The court case was a counter-suit file by the tenant after landlord filed for eviction. The tenant had a good lawyer.
Sometimes its better to leave well enough alone. Especially when the tenant has tenant-advocates already on their side, and the landlord is very unsure of the laws.
Can you imagine having to return 30 years of rents? Oh my. I ‘d say, I was being kind if it got Fabgal to just refund the security deposit entirely and move on.
Not a lawyer, just telling it like I see it. --172.59.xx.xx |
ALL keys not returned (by BRAD 20,000 [IN]) Posted on: Oct 18, 2024 2:19 PM Message:
Gal,
Again, if you had to do it or pay for it, charge it.
It's up to the defendant to defend themselves.
Me? I would not charge for the locksmith because changing the locks is the LL's normal responsibility.
Of course people make copies of keys without asking permission.
Don't miss your deadline to send the written Deposit Settlement by certified mail.
Me? I'd call the former res after they receive the mail and negotiate a payoff agreement to avoid Cali courts. If they don't pay you can sued for a DEBT, not an argument over a lease.
BRAD --68.50.xxx.xxx |
ALL keys not returned (by Hoosier [IN]) Posted on: Oct 18, 2024 3:01 PM Message:
You should have changed the locks, so I would not charge for it. Also you should add to your lease that tenant is not permitted to make extra copies of keys...instead state that if they NEED an extra copy for some reason, they should ask you and you supply it at the cost of $5-$10...then expect ALL keys back when they move.
We used LL locks, which are not duplicatable by a big box store, so we never had that issue...and we changed them within 2 minutes after the tenant moved out. --64.38.xxx.xxx |
ALL keys not returned (by NE [PA]) Posted on: Oct 18, 2024 3:16 PM Message:
Hoosier, I disagree. You change the locks, but you also charge for keys that aren’t returned. Ones that you issue anyways. I wouldn’t charge for a third key if I only gave the tenant two keys. The reason I charge is because I will move that Lockset to a different property and use it again. --174.249.xx.xxx |
ALL keys not returned (by zero [IN]) Posted on: Oct 18, 2024 7:25 PM Message:
Yep, I charge a lock fee if keys are not returned. I get $50 a door.
I have plenty of spare locks, but they knew the rules and didn't abide by them. I move the locks into storage and they wait for the next empty, unless that is the same empty they came out of.
Once I finally wear all my locks out I plan to go with LL Locks. More money but easier to deal with. Even tho I do not have a lot of places and I do not have a lot of turnover. --107.147.xx.xx |
ALL keys not returned (by Ray-N-Pa [PA]) Posted on: Oct 19, 2024 2:20 PM Message:
Why a locksmith to change locks?
A set of locks is cheap.
If you have a few units, use landlord locks and they will save you enough money the first time you use them.
Since the locks had to be changed anyway and that is your job, it would be tough to charge them for the locksmith visit --24.101.xxx.xxx |
ALL keys not returned (by Jim [CA]) Posted on: Oct 25, 2024 7:32 PM Message:
Yes. The tenant didn’t leave the property and the condition that he received it --198.54.xxx.xxx |
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