Major Fail

I do my best on the screening side with my tenants. For my low-income demographic, I don’t run credit checks; many of them either have no credit, or poor credit. But this doesn’t necessarily disqualify them. If someone has a solid job history, a good recommendation from their prior landlord, I generally give them a chance. And I, of course, do apartment checks, to ensure they’re taking care of the place.

But things don’t always work out. I did my first walk through on these people about three weeks after they moved in, and I was NOT pleased. I warned them, in writing, that the situation needed to improve fast, but — fortunately — they neglected to pay rent the following pay period, so I immediately filed eviction. (Here in Indianapolis, the court date is two weeks after filing, and the judge orders them out five days after the court date.)

So, in that three week period, things deteriorated further and the video above shows  what I faced after they moved out. Luckily, this doesn’t happen very often! But when it does, I get to work right away … no tenant = no income. This place was up and running within a week, and my new tenant has been delightful.

Onward and upward!  🙂

 

OMG….

Saw this contraption on the way to one of my Indianapolis rental properties. Whaaat?

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I imagine it’s some type of heat source, being vented right through that window and up the side of the house. Wow …

I’m surprised the Board of Health hasn’t tagged this owner and sent a threatening letter. Crazy! If this is the scene outside, I can only guess what’s going on inside!

Classy Wall Repair

Bet you’ve never seen anything like this … me neither! My tenants hadn’t been getting along and I told them they’d need to move, or face eviction. So they moved, quickly.

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But not before one of them took their anger issues out on this wall. This was a make-shift storage room off the hallway, adjacent to the attic area, and the walls were thin to begin with. I find it interesting that they made this crazy attempt at “repair” … using the term loosely! A plastic bag, cardboard, duct tape and clear packing tape. Nice.

I don’t put up with disturbances at my multi-family rentals. People deserve to live peacefully, and when I get noise complaints, I give tenants one written warning, period. (“Be nice, or leave!”) I got this place up and running quickly, and now, peace and quiet has returned. Onward and upward!  🙂

 

Putting Lipstick on a Pig?

This second bath in one of my rentals has been an eyesore.  It has cement block walls that always look dingy.  It’s in an otherwise decent basement that has a nice living area and extra room next to it.

photo[1] (2)I did a little research and came up with a product that might take care of the problem permanently … swimming pool paint!  Actually, it’s not really paint.  It’s a rubberized coating that applies like paint, and totally seals the walls.

It sounded like a great idea, and the guy at the pool store thought it would work well.  It’s the consistency of paint and you apply it with a roller and a brush, just as you would paint.  Fortunately, I only needed one gallon, because the stuff is costly … about $70/gallon.

Here’s a photo of the can:  It’s called Smart Seal SR Pro 7.

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Here’s the “after” picture: photo 3[1] (2)what a transformation, right?  I’d definitely recommend this product.  HOWEVER, this stuff is really toxic!  I had to wear a mask — which I hate doing — to be able to tolerate being in the area long enough to get the job finished.  And also, Smart Seal is an oil-base product, so I bought cheap a roller sleeve, pan and trim brush, and threw all of it away when I was finished.

Now the bath looks presentable, and I can charge appropriate (higher) rent!

I’m always looking for inexpensive updates I can do at my rentals … things that will make them more attractive to applicants without costing me an arm and a leg.

Inexpensive updates, attractive results, coupled with attentive landlording … a win/win for everyone!

Defining “Hoarder”

You be the judge … check out these pictures I took of one of my tenant’s basements:

Hoard 2Hoard In my opinion, this tenant is a hoarder.  When I asked her — several months ago — why she had so much stuff down here, she said she was having a “garage sale.”  Well, it’s six months later and there hasn’t been a garage sale and the pile has grown.  Fortunately, she’s moving, so I’m not being faced with having to force her out.

There’s a fine line between what constitutes a hoarder vs. someone who just has a lot of “stuff.”  I’m kind of a minimalist, I don’t like clutter, so it’s difficult to judge other peoples’ lifestyles when I do apartment checks.  Some of my tenants’ homes have what I’d say is a lot of clutter, but they aren’t dirty.  The floors are clean, the dishes are done, bathrooms are clean, etc.  I may have a negative reaction to the clutter, but that’s my problem, not theirs!

But as for the tenants who let the junk — and funk — stack up, I strongly advise people to 1) protect themselves — with appropriate wording — from hoarders in their leases, and 2) perform apartment checks on a regular basis.  Basements like the one above are invitations for pests, mold and other hazards.

This case was a bit different because this person was buying the house from me on contract, i.e. a type of rent-to-buy agreement.  I was a little more hesitant to evict her, since the process would be more costly and involved than a straight eviction.  But she initiated the move-out, and I’m thrilled.  I’m even going to put a dumpster on site for a couple weeks, to expedite the process for her.  I wonder if she’ll use it and fill it up with some of her hoard, or whether she’ll take it all with her?  LOL

More follow-up on that issue later …

Onward and upward!

Hoarder Strikes Again . . .

Well, I’ve just about had it.  This is a duplex I was selling on contract.  I did the deal with Martha back in ’06 and all was good.

Bu slowly, she started to collect “stuff.”  In the back yard, in the house, and now in the front yard and on the porch.  I’ve confronted her about it, and she insists she “needs” all of it.

The Board of Health has sent me two letters about the junk that has piled up at her property.  The last letter was in April of 2011.  At that time, I wrote her a letter and told her that if I got one more letter from the BOH, I was going to foreclose on her. 

And sure enough, the inevitable happened.  I got the letter last week and contacted my attorney.  She’s not going to be happy but it’s not as if I didn’t warn her!  This is crazy stuff.  It’ll take a while to process the court papers — maybe two or three months at the most — but it’ll be worth it to me to get her out. 

I just hope she doesn’t leave me any of her junk!

Onward and upward ….

Clean-up in Aisle Three …

So, I evicted Brianna and stopped in to check out the house yesterday.  There was trash in every room of this three-bedroom rental, including a few bags of open garbage.  As you can see in the picture below, she owned a broom but maybe just didn’t know how to use it?

She also stole some of the curtains from the windows.  (Glad I buy them at Family Dollar, for about $10/window!)

I had told Brianna what I tell all of the people I evict:  “If you leave the place clean and empty, and you’re out before your court date, I’ll drop the proceedings against you.”   For many tenants, this is an attractive incentive, and they comply.

Brianna didn’t care about that.  She stayed til the bitter end.  She had to be out five days after the hearing (for which she didn’t show up), and she was gone one day ahead of time.   But, just couldn’t quite get everything out:

This kind of thing doesn’t happen very often but when it does, I bring my rake (yes, I said rake!) and 55-gallon trash bags and get the place ready for my next tenant.

Brianna wasn’t behind in her rent.  I don’t allow pets and she had a couple dogs in there. (I discovered this when I was at the house doing some outside work.)  She was evicted for violating our pet policy.  Throughout the eviction process, I was respectful — this is important — and she didn’t leave angry.  The mess she left behind wasn’t due to anger or resentment on her part … she was just a slob.

Brianna was neat and tidy in the early part of her tenancy but things had fallen apart in her life and she wasn’t keeping the place in very good order.  She was on thin ice with me over this before the dog incident … I discovered this fact during one of my periodic apartment checks.

The moral of this story?  Always protect your investment by doing occasional checks of the interior.  And, don’t worry about the stuff you can’t control, like the scenes in this blog piece.  Get the rake and the bags, and get it back up and running!

Onward and upward … 🙂

OMG …

Here’s a little video that’ll remind you of that “Hoarders” show.  I’ve had this tenant for about five years now and, unfortunately, she’s buying the house from me on contract, i.e. I’m “the bank.”  I’ve done a couple of these deals successfully but this one isn’t quite working out …

Martha cleaned up the mess, but I basically had to threaten her.  If I get one more notice from the Board of Health, she’s gone.  Since she’s on a land contract, it won’t be a simple “go to the small claims court, file eviction and she’s out in two or three weeks.”  I’ll need to involve an attorney and he’ll file it downtown.  If she doesn’t go voluntarily, it may take a few months.  This happened one other time, and it cost me five months and about $650 in attorney fees and court costs.

Sigh … so for now, it’s all good.  But I’m afraid that with Martha, the proverbial writing is on the wall.  And in the back yard …

Cockroach Buffet

This is a picture of a Sunday afternoon cockroach buffet.  The only item on the menu was Max Force bait gel, a spiffy little product made by Bayer.

I had evicted my tenants from this house. They left before the court date and when I went in the duplex I was greeted by several hundred fleas and cockroaches.  Nice.

Initially, these tenants were pretty decent — I do apartment checks and theirs looked good — but things went downhill over a couple months.  There were loud arguments with relatives in the front yard, resulting in calls to the police.  Then they brought a dog onto the property.  When I discovered this I filed eviction immediately, but the dog had already been inside (thus, the fleas) and their lives were coming apart at the seams (thus, the cockroaches).

So, back to the Max Force bait gel … cockroaches are so very hard to kill … they can live for nine days without their heads!  Ick.  They’ve been around for thousands of years, and they keep evolving their way out of every poison used to get rid of them.  But Max Force truly does the trick.

You put tiny dots of it in crevices and along the baseboards, under sinks, stoves and inside cabinets.  And they come for the buffet.  They eat it, get it on their feet, and take it back to the nest.  Their buddies ingest it too.  (They actually eat eachothers’ poop — am I giving you too much information here?)

Anyway, within a few days, you start seeing a lot of dead ones, and several who are moving slow, feeling sickly.  I love it!  Bombs don’t work.  They kill a few but don’t reach the ones who aren’t crawling around in the open.  Max Force reaches all of them.

The buffet crowd in the picture above gathered within a few minutes of me putting a small dot of Max Force in that spot.  I’m going back tomorrow and will be thrilled to see a cockroach graveyard in that duplex.

Oh, and I also sprayed for fleas, of course.  The product is Ultracide spray.  I buy both products from my pest control people here in Indianapolis, but you can get Max Force on line for about $10-12/tube.  I don’t leave home without it.

Onward and upward …..  🙂

Anger Issues…

I’ve never had a tenant tear up my rental out of resentment or anger toward me.  But something went on here that wasn’t pretty!

Theo had been with me for over five years and I’d never had an issue with him.  But a new girlfriend entered the scene, with a pit bull in tow, and I told Theo it was the dog or him … I’m an animal lover but I don’t allow pets in my rentals.  I’ve made a few exceptions along the way, but this wasn’t going to be one of them.  I gave Theo a second chance and even a third, but he — evidently — couldn’t stand up to the girlfriend, so he had to go.

There must’ve been some wacky stuff going on in there toward the end, because there are holes in many of the walls.  When I took down Theo’s “patch job” here’s what was behind it:

Nothing!  A black hole leading into space under the roof.  (It’s an upstairs apartment.)  Occasionally I come across fist-size holes in walls, but man-size holes?  We’re talking major anger issues here!

Anyway, this happened in a short span of time, and landlords can’t control everything, all of the time.  Even the best tenants can turn bad, quickly.  I made good money on Theo for over five years, and it was time for some cosmetic work on his place anyway.  I just thought it would be Botox, not a major facelift!

I’m just glad I’m a laid back person.  This stuff doesn’t happen often, especially if you do apartment checks.  I’ll whip this place into shape in no time, and hopefully get another long-term renter in there soon.

Onward and upward!   🙂