It is now official, there will be no evictions this month. As I reported yesterday, my final iffy tenant has been admitted to a mental health facility and her mother was moving her out of the apartment yesterday. Today, I got the keys back which makes it official that I have possession of the property. I'll get in there the first of next week and get this unit cleaned out so that we can get it re-rented.
I had a long day today. It started with an insurance inspection at 9am. This was an inspection of the Pink Elephant (one of my apartment buildings). The inspector seemed impressed with the work we had done and I think that he will give the insurance company a good report.
After that, I went to work on the 3 bedroom house that I discussed in yesterday's blog. This house will be inspected on Friday (tomorrow) morning and I needed to get it finished today. When I left the house yesterday, I had the kitchen floor ripped up. Today, I layed a new subfloor and then layed commercial carpet (with no pad). Although carpet is not my preference for the kitchen, this kitchen floor was too rough to be painted or to lay vinyl.
By early afternoon, I had the kitchen floor finished and decided to go for a bike ride. It was an absolutely beautiful day in Ohio and I enjoyed a quick 6 1/2 mile ride.
After the ride, I got back to work on the house. This Section 8 tenant has kids under 6 years old, so I had some paint to touch up. I painted much of the exterior wood trim including the facia and the wood posts for both the front porch and the carport. It was a long day, but I think I'm ready for the inspection tomorrow morning. We'll see how it goes.
Thursday, April 9, 2009
Wednesday, April 8, 2009
Seven Straight!
Well, contrary to my gloomy prognostications, it looks like I will have a 7th straight month with no evictions. As I reported yesterday, I had given a 3 day notice to my tenant who had been admitted to a mental facility. I also talked to the administrator at the mental health facility, letting her know that I would be evicting the tenant if she didn't pay her rent.
About 9am this morning, I noticed on my surveillance system that the tenant's mother was removing the tenant's belongings from her apartment. Shortly thereafter, I received a call from one of my other tenants to tell me that it appeared this tenant was moving out. A little later, I received a call from the administrator of the mental health facility letting me know that she had talked to the tenant and the tenant's mother and that the tenant would be moved out by the end of the day. So, the bottom line is that I got lucky and avoided the eviction.
My project today was to continue working on the 3 bedroom Section 8 house that is being inspected on Friday. Today, I painted the floor in the living room; patched many holes and imperfections in the walls; and I removed a wrotted section of floor in the kitchen (caused by a water leak at some point). I'm hoping to get it finished up tomorrow (I better get it finished up tomorrow) because I have a Section 8 inspection on Friday morning!
About 9am this morning, I noticed on my surveillance system that the tenant's mother was removing the tenant's belongings from her apartment. Shortly thereafter, I received a call from one of my other tenants to tell me that it appeared this tenant was moving out. A little later, I received a call from the administrator of the mental health facility letting me know that she had talked to the tenant and the tenant's mother and that the tenant would be moved out by the end of the day. So, the bottom line is that I got lucky and avoided the eviction.
My project today was to continue working on the 3 bedroom Section 8 house that is being inspected on Friday. Today, I painted the floor in the living room; patched many holes and imperfections in the walls; and I removed a wrotted section of floor in the kitchen (caused by a water leak at some point). I'm hoping to get it finished up tomorrow (I better get it finished up tomorrow) because I have a Section 8 inspection on Friday morning!
Tuesday, April 7, 2009
Collecting the Iffy Rents
My normal rent collection period lasts from the 1st to the 4th of each month. On the morning of the 5th, I post 3-day eviction notices for everyone who hasn't paid and they owe a $50 late fee if they pay during the 3-day notice period (before I file the eviction in court). That's my procedure and I follow it strictly.
This month, I had (have) a couple of interesting situations going on. The first case was a tenant who called me on the 4th to say that they were moving out. No notice, no rent for the month - nothing - just a call. They said that they would be gone in the next 3 days. I told them that I would be posting an eviction notice on the 5th, and that if they weren't completely out during the 3 day period, I would file the eviction in court and it would be on their record. I do this to motivate the tenant to actually get out and to actually allow me to evict them if they don't leave. It's a common ploy among professional tenants to keep promising to leave, all the while living rent free (without any intention of leaving) for whatever period of time the landlord will allow.
Now, here's the twist on this particular tenant. He called me yesterday to say that he got the eviction notice I put on his door. He said that he was already in the process of moving, but wasn't absolutely sure that he could be out by the 8th. He asked if he could pay a third of the rent to allow him to stay until the 10th. Since I was in town, I told him that I would stop by. A few minutes later, I arrived at the house to find the tenant and his father carrying stuff out of the house. Since they were evidently moving, I did accept a third of the rent to allow him to stay until the 10th. Needless to say, I'll still keep his security deposit to cover the lost rent from his failure to give proper notice and for any damages. The risk in doing this is that if he doesn't move, I won't be able to evict him until next month because I accepted partial rent. I believe that this tenant is actually leaving and therefore I accepted the money knowing the risk involved.
The second situation this month is a low-income, Section 8 tenant who didn't pay her $95 portion of the rent. I originally believed that she was avoiding me, but found out today that she has been admitted to a local mental facility. This is the same tenant that a neighbor told me was taking illegal drugs. I placed an eviction notice on her door on the 5th and I place an inspection notice on her door yesterday, so that I could inspect the apartment today (to make sure someone still lived there). When I entered her apartment today, I discovered that her dog was still there and that the apartment was a MESS! I took pictures of the apartment and the mess while I was there. Since the tenant wasn't there, I decided to go to the local mental health facility to see if I could determine what was happening. Since I have several mental health patients in a couple of my apartment buildings, I work with these agencies on a frequent basis. I asked to talk to the administrator of the facility and told her that I would be evicting the tenant if I didn't get the $145 rent and late fee by tomorrow. The administrator said that she will talk to the tenant/patient and call me back. I'm sure that the mental health facility doesn't want her evicted, so hopefully they will arrange for the rent to be paid. If not, then I WILL evict the tenant. It's sad that this will probably happen, but my business is renting apartments, not providing free housing to the mentally ill.
I'll let you know how this all works out!
This month, I had (have) a couple of interesting situations going on. The first case was a tenant who called me on the 4th to say that they were moving out. No notice, no rent for the month - nothing - just a call. They said that they would be gone in the next 3 days. I told them that I would be posting an eviction notice on the 5th, and that if they weren't completely out during the 3 day period, I would file the eviction in court and it would be on their record. I do this to motivate the tenant to actually get out and to actually allow me to evict them if they don't leave. It's a common ploy among professional tenants to keep promising to leave, all the while living rent free (without any intention of leaving) for whatever period of time the landlord will allow.
Now, here's the twist on this particular tenant. He called me yesterday to say that he got the eviction notice I put on his door. He said that he was already in the process of moving, but wasn't absolutely sure that he could be out by the 8th. He asked if he could pay a third of the rent to allow him to stay until the 10th. Since I was in town, I told him that I would stop by. A few minutes later, I arrived at the house to find the tenant and his father carrying stuff out of the house. Since they were evidently moving, I did accept a third of the rent to allow him to stay until the 10th. Needless to say, I'll still keep his security deposit to cover the lost rent from his failure to give proper notice and for any damages. The risk in doing this is that if he doesn't move, I won't be able to evict him until next month because I accepted partial rent. I believe that this tenant is actually leaving and therefore I accepted the money knowing the risk involved.
The second situation this month is a low-income, Section 8 tenant who didn't pay her $95 portion of the rent. I originally believed that she was avoiding me, but found out today that she has been admitted to a local mental facility. This is the same tenant that a neighbor told me was taking illegal drugs. I placed an eviction notice on her door on the 5th and I place an inspection notice on her door yesterday, so that I could inspect the apartment today (to make sure someone still lived there). When I entered her apartment today, I discovered that her dog was still there and that the apartment was a MESS! I took pictures of the apartment and the mess while I was there. Since the tenant wasn't there, I decided to go to the local mental health facility to see if I could determine what was happening. Since I have several mental health patients in a couple of my apartment buildings, I work with these agencies on a frequent basis. I asked to talk to the administrator of the facility and told her that I would be evicting the tenant if I didn't get the $145 rent and late fee by tomorrow. The administrator said that she will talk to the tenant/patient and call me back. I'm sure that the mental health facility doesn't want her evicted, so hopefully they will arrange for the rent to be paid. If not, then I WILL evict the tenant. It's sad that this will probably happen, but my business is renting apartments, not providing free housing to the mentally ill.
I'll let you know how this all works out!
Saturday, April 4, 2009
It Was Fun While It Lasted!
They say that all good things must come to an end. I suppose that's true, but it can certainly be sad to see the good times end. Unfortunately, as I sit here tonight, I'm in that spot.
For the past 6 months, I haven't had a single eviction. Moreover, this past month I have been at 100% occupancy. In the space of one day, that luck has completely fallen apart. It started with a phone call this morning, when one of my tenants called to say that they were moving. No notice. No rent for this month. They can't afford the rent and they'll be out in the next 3 days.
Then, later in the day, I started getting that uneasy feeling that another tenant was avoiding me, indicating to me that she wasn't going to pay the rent. This is a Section 8 tenant who in my opinion is somewhat mentally ill. While I was in town collecting the final few rents, I stopped by her apartment and knocked on the door. It sure sounded like someone was at home, yet no one answered the door. As I was leaving the house, the next door neighbor (who looks iffy to me) asked me if I was looking for the woman that lives in that apartment. I responded that I was. He proceeded to call her a "slutty crackhead" along with just about every nasty name he could think of. He said that she had sold all her belongings to buy crack and that she was broke. That explains why she was avoiding me.
To tell the truth, I feel a little bit sorry for her. I think the truth of the situation is that she's being taken advantage of by the druggies, which often happens to people who are retarded (mentally ill). This type of crime is a real shame and my opinion is that the scumbags that prey on the mentally ill should be thrown in jail and the key thrown away. However, the reality of the situation remains and I won't allow her problems to become my problems. If she's doing illegal drugs and/or not paying the rent - SHE'S GOTTA GO! I'll take a 3-day notice to her tomorrow and will contact Section 8 on Monday.
As if all that wasn't bad enough, I have one other tenant that I'm concerned about. He is living in one of the apartments at the pink elephant and also has not paid rent. His rent is paid by a payee, so I'm a little concerned that it hasn't arrived yet. I'll also take him a 3-day notice tomorrow.
So, after 6 months of no evictions and one month of 100% occupancy, the fun has come to the inevitable end. I is impossible to have several dozen rentals and not have evictions, sudden move-outs, and tenant problems. Back to reality!
For the past 6 months, I haven't had a single eviction. Moreover, this past month I have been at 100% occupancy. In the space of one day, that luck has completely fallen apart. It started with a phone call this morning, when one of my tenants called to say that they were moving. No notice. No rent for this month. They can't afford the rent and they'll be out in the next 3 days.
Then, later in the day, I started getting that uneasy feeling that another tenant was avoiding me, indicating to me that she wasn't going to pay the rent. This is a Section 8 tenant who in my opinion is somewhat mentally ill. While I was in town collecting the final few rents, I stopped by her apartment and knocked on the door. It sure sounded like someone was at home, yet no one answered the door. As I was leaving the house, the next door neighbor (who looks iffy to me) asked me if I was looking for the woman that lives in that apartment. I responded that I was. He proceeded to call her a "slutty crackhead" along with just about every nasty name he could think of. He said that she had sold all her belongings to buy crack and that she was broke. That explains why she was avoiding me.
To tell the truth, I feel a little bit sorry for her. I think the truth of the situation is that she's being taken advantage of by the druggies, which often happens to people who are retarded (mentally ill). This type of crime is a real shame and my opinion is that the scumbags that prey on the mentally ill should be thrown in jail and the key thrown away. However, the reality of the situation remains and I won't allow her problems to become my problems. If she's doing illegal drugs and/or not paying the rent - SHE'S GOTTA GO! I'll take a 3-day notice to her tomorrow and will contact Section 8 on Monday.
As if all that wasn't bad enough, I have one other tenant that I'm concerned about. He is living in one of the apartments at the pink elephant and also has not paid rent. His rent is paid by a payee, so I'm a little concerned that it hasn't arrived yet. I'll also take him a 3-day notice tomorrow.
So, after 6 months of no evictions and one month of 100% occupancy, the fun has come to the inevitable end. I is impossible to have several dozen rentals and not have evictions, sudden move-outs, and tenant problems. Back to reality!
Friday, April 3, 2009
Big Rent Day!
For the second month in a row, the 3rd has been a very big day. Usually, I collect a lot of rents on the first, collect only a few rents on the 2nd and 3rd, and then collect a bunch of rents on the 4th, which is the last day to pay rent without a $50 late fee. However, something seems to have changed lately and I collected a bunch of rents today! How many rents did I collect? So many that I made two trips home to unload cash so that I wouldn't have to carry it all!
In addition to being another day of collecting rents, I also spent some time today showing toys to prospective buyers. I recently made a decision to sell all my toys that haven't been used in the last year. I sold the first one last week for $14K, which I used to pay off debt. I have several other toys that I'm going to sell. Looking back, I think that it's been ridiculous having so many expensive toys that I don't even use! So, I'm going on a toy sale and debt paydown binge. Anyone need a beautiful SL 500 Convertible that's only been driven by a real estate investor to church on Sunday? LOL!
Have a good weekend!
In addition to being another day of collecting rents, I also spent some time today showing toys to prospective buyers. I recently made a decision to sell all my toys that haven't been used in the last year. I sold the first one last week for $14K, which I used to pay off debt. I have several other toys that I'm going to sell. Looking back, I think that it's been ridiculous having so many expensive toys that I don't even use! So, I'm going on a toy sale and debt paydown binge. Anyone need a beautiful SL 500 Convertible that's only been driven by a real estate investor to church on Sunday? LOL!
Have a good weekend!
Thursday, April 2, 2009
Problem Solved!
I spent about 3 hours today cutting out and replacing the split sewer line that I discussed in last night's blog. That cast iron pipe was really a chore to cut with my reciprocating saw, but I finally got it cut out. Then, I installed a new 4 inch PVC sewer line, with a cleanout assembly, in its place. After all the work was done, I checked everything for leaks and it was dry as a bone.
In addition to the sewer pipe repair, I also did a repair to the concrete front steps. The steps were cracked and deteriorating, and I patched then with a vinyl concrete patching material.
Today was day 2 of rent collections, and I collected several more rents.
I was done at about 3pm and went for my daily bike ride. If you're following my weight loss saga, I've currently lost 5 pounds and have 20 more to go! Now that the weather is better, I'm hoping that I can get in my bike ride every day. Mountain biking season is right around the corner and I need to get in proper condition.
In addition to the sewer pipe repair, I also did a repair to the concrete front steps. The steps were cracked and deteriorating, and I patched then with a vinyl concrete patching material.
Today was day 2 of rent collections, and I collected several more rents.
I was done at about 3pm and went for my daily bike ride. If you're following my weight loss saga, I've currently lost 5 pounds and have 20 more to go! Now that the weather is better, I'm hoping that I can get in my bike ride every day. Mountain biking season is right around the corner and I need to get in proper condition.
Wednesday, April 1, 2009
'Split Pipe
Today's project was to look at a water leak coming from one of the outside walls in one of my 3 bedroom duplexes. This wall is located in the basement stairwell and is located below the upstairs bathroom. The wall was an old plaster wall, with the plaster beginning to deteriorate. There was clear evidence that water had been leaking both inside the house and through the wall to the outside of the house. The big question was where the water was coming from. I questioned the tenant about when it was leaking. She said that the leak seemed to occur every day and it didn't need to be raining for the wall to leak. That led me to believe that the leak was coming from the bathroom above the stairway. I could also deduce that the leak was not a broken water line because the leak wasn't happening all the time.
My next step was to try to determine what was leaking in the bathroom. At this point, it was obviously coming from the commode, shower, or sink. So, I decided to start by flushing the commode. That was all it took! After flushing the commode, water ran steadily out of the wall.
With the commode apparently leaking, that meant that I would need to remove the wall so that I could see what was occurring. I got my claw hammer and pry bar from the truck and started to demolish the wall. It didn't take long before the cause of the leak was crystal clear - the 4 inch cast iron sewage line inside the wall was split wide open vertically along almost the entire length of the pipe. By the time I got the wall demolished and all the mess cleaned up, it was about 2pm (I didn't start today until about 12:30 pm). I had a personal engagement at 3pm, which didn't leave me enough time to cut out the cast iron pipe and replace it with PVC. So, I used some furnace putty to fill the 1/4 " wide split in the pipe and I will replace the pipe tomorrow.
After my 3pm appointment, I went for a nice 7 mile bike ride on a new course. This course had one hill that was really a killer, which made for a very good workout. The weather is supposed to be good again tomorrow and I'm looking forward to another bike ride then.
BTW, today was the first official day of rent collection. I received all my Section 8 rents in the mail and I also collected a few private pay rents.
My next step was to try to determine what was leaking in the bathroom. At this point, it was obviously coming from the commode, shower, or sink. So, I decided to start by flushing the commode. That was all it took! After flushing the commode, water ran steadily out of the wall.
With the commode apparently leaking, that meant that I would need to remove the wall so that I could see what was occurring. I got my claw hammer and pry bar from the truck and started to demolish the wall. It didn't take long before the cause of the leak was crystal clear - the 4 inch cast iron sewage line inside the wall was split wide open vertically along almost the entire length of the pipe. By the time I got the wall demolished and all the mess cleaned up, it was about 2pm (I didn't start today until about 12:30 pm). I had a personal engagement at 3pm, which didn't leave me enough time to cut out the cast iron pipe and replace it with PVC. So, I used some furnace putty to fill the 1/4 " wide split in the pipe and I will replace the pipe tomorrow.
After my 3pm appointment, I went for a nice 7 mile bike ride on a new course. This course had one hill that was really a killer, which made for a very good workout. The weather is supposed to be good again tomorrow and I'm looking forward to another bike ride then.
BTW, today was the first official day of rent collection. I received all my Section 8 rents in the mail and I also collected a few private pay rents.
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