The Landlord Thread

[raeoflyte]

Rarely had issues with section 8 tenants.  Most of your rent is guaranteed paid on time.  The tenants have tended to want to stay long term and kept the property looking nice.  Don't have the issue of extra people living there as the rent they pay themselves is something they can afford.  

[zibazinski]

Feb 28, 2019 13:49:02 GMT -5 cottontail said:

Feb 26, 2019 5:10:15 GMT -5 Works4me said:

Cottontail - Best reference ever:

Landlording: A Handymanual for Scrupulous Landlords and Landladies Who Do It Themselves
by Leigh Robinson

Thank you. I put it on hold at my library.

I also found out that the owner of the appliance repair shop I used does not put washers or dryers in his rentals. 

I sure wouldn’t

[zibazinski]

Mar 14, 2019 14:49:44 GMT -5 cottontail said:

Ti4ny - I checked out your links and then looked at the housing authority webpage for my area. It looks like I would get *quite a bit more rent if I accepted Section 8. I am not going to go down that road but it is interesting to see. I would imagine that Section 8 is a nightmare to deal with.

ETA - *About 35% more rent.

Don’t do it!!

[countrygirl2]

I bought a property with a Section 8 tenant, DO NOT DO IT.  The old lady was a nightmare.  We had a well at the time and she kept on the water was making her sick, by the way this was the first renter we ever had.  She smoked like a chimney, was old, had been sick.  We put in a water conditioner system, etc. She kept it up, we had it tested, nothing wrong, the other neighbors were worried afraid she would get all the wells in the neighborhood shut down. We were waiting to get city water and did later.  

We painted in her apartment, had never been done, so much smoke stuff on the woodwork, the paint wouldn't even stick, I had to go back and wash it down, she just kept it up.  We put new carpet in her living room.  She honest to god, drug a bunch of old dirty junk from a storage unit and had a yard sale in the house on the NEW carpet after a rain! Constantly complaining about something.  Just went on and on, finally one day, I said you know, I don't think we can meet your high standards, maybe the best thing would be if you lived elsewhere.  The section 8 office said you have not dealt with these kinds of people before have you, I said nope and I'm not going to again.  She moved, man was she sorry, we had w/d in the laundry room, she had to go elsewhere, we had a garage, she had none.  She was a bi**** with a capital B, you would not believe some of the nonsense.  She chewed us out because we were going to paint the outside of the place, it needed it bad.  She went on and on how you did NOT paint that siding.  We waited till she went with a relative for a week and got it done.  Her family couldn't stand her, her husband had divorced her.  Our one and only Section 8 tenant, never, never again. But there is way worse then her.
 

[zibazinski]

Another thing. Housing used to revoke your voucher if you trashed a place. They don’t anymore so you have zero recourse.

[countrygirl2]

Yes, when we first bought it, section 8 would pay for damages to the property.  By the time she left that had changed.  

[Works4me]

Anyone know what is done about deposits for Section 8 - who pays them, how much, limits, refubds, etc?

[Bonny]

Mar 14, 2019 16:53:55 GMT -5 raeoflyte said:

Rarely had issues with section 8 tenants.  Most of your rent is guaranteed paid on time.  The tenants have tended to want to stay long term and kept the property looking nice.  Don't have the issue of extra people living there as the rent they pay themselves is something they can afford.  

I've never rented out section 8 myself and have heard plenty of horror stories. The one good one I heard was from a friend who rented to a teacher and her three children. It worked out well. My friend's comment was that she only agreed to rent to her because she was employed. I think being a member in the community also makes a difference. Fear of public shaming still works for some people!

[raeoflyte]

Mar 24, 2019 22:48:28 GMT -5 Bonny said:

Mar 14, 2019 16:53:55 GMT -5 raeoflyte said:

Rarely had issues with section 8 tenants.  Most of your rent is guaranteed paid on time.  The tenants have tended to want to stay long term and kept the property looking nice.  Don't have the issue of extra people living there as the rent they pay themselves is something they can afford.  

I've never rented out section 8 myself and have heard plenty of horror stories. The one good one I heard was from a friend who rented to a teacher and her three children. It worked out well. My friend's comment was that she only agreed to rent to her because she was employed. I think being a member in the community also makes a difference. Fear of public shaming still works for some people!

Everyone we've rented to has had jobs, and they go through the same screening that everyone else does.  It's not free rent, just reduced to the tenant--they pay 30% of their income I believe and the city pays the rest.  Even if rent is late, its not much of the rent that will be late, although that has rarely happened.  

The one person my parents had a problem with was a tenant in a duplex they purchased.  They caused a lot of damage on their way out, but I feel like they would have done that regardless.   

I just don't get the section 8 hate from some people (not you--I don't think you have any properties that would even qualify for that kind of tenant).  To me it really is a hand up for people who otherwise couldn't afford to live in potentially bad situations.  And all I have to do is look past the fact that they had the gall to apply for public assistance and qualify.  I don't have to lower my tenant standards in any way.  

[countrygirl2]

I have plenty of available renters without it.  We basically have a "quality" housing shortage in our community.  I wish we had more but hubs can only do so much. About time for me to start working over there to finish window stripping and cabinet.  Right now I will just be in his way.

[NastyWoman]

Mar 25, 2019 0:03:29 GMT -5 raeoflyte said:

Mar 24, 2019 22:48:28 GMT -5 Bonny said:

I've never rented out section 8 myself and have heard plenty of horror stories. The one good one I heard was from a friend who rented to a teacher and her three children. It worked out well. My friend's comment was that she only agreed to rent to her because she was employed. I think being a member in the community also makes a difference. Fear of public shaming still works for some people!

Everyone we've rented to has had jobs, and they go through the same screening that everyone else does.  It's not free rent, just reduced to the tenant--they pay 30% of their income I believe and the city pays the rest.  Even if rent is late, its not much of the rent that will be late, although that has rarely happened.  

So retirees need not apply? Just wondering...

[chapeau]

Through my job I see a lot of section 8 people. Most pay less than $100/month in rent.
Through DH’s job he evicts a lot of people, both section 8 and not. Most of the section 8 owe four figures, some of whom are responsible for $25-$50/month in rent. You do that math (but I assume the landlords don’t entirely count on getting the tenant’s share, or it’s just not worth the hassle to evict).
Finally, the house across the street from us us section 8 (I know the landlord). There are 4 adults living there, plus 1 toddler. The kid’s mom is the only one who works (she works at a local gentlemen’s club. Not sure if she dances or waits tables.) baby daddy has a significant criminal record (dealing, possession with intent, etc). The grandparents may be on disability, but their income is from Sicial Security, not sure if D or I. They own 4 dogs. The landlord would love to get rid of them, but he says they pay so he is not allowed to refuse to renew.

[raeoflyte]

Mar 25, 2019 18:02:06 GMT -5 NastyWoman said:

Mar 25, 2019 0:03:29 GMT -5 raeoflyte said:

Everyone we've rented to has had jobs, and they go through the same screening that everyone else does.  It's not free rent, just reduced to the tenant--they pay 30% of their income I believe and the city pays the rest.  Even if rent is late, its not much of the rent that will be late, although that has rarely happened.  

So retirees need not apply? Just wondering...

Not what I meant, but I havent had any section 8 retiree applications. I have had retired tenants.

[raeoflyte]

Mar 25, 2019 18:37:45 GMT -5 chapeau said:

Through my job I see a lot of section 8 people. Most pay less than $100/month in rent.
Through DH’s job he evicts a lot of people, both section 8 and not. Most of the section 8 owe four figures, some of whom are responsible for $25-$50/month in rent. You do that math (but I assume the landlords don’t entirely count on getting the tenant’s share, or it’s just not worth the hassle to evict).
Finally, the house across the street from us us section 8 (I know the landlord). There are 4 adults living there, plus 1 toddler. The kid’s mom is the only one who works (she works at a local gentlemen’s club. Not sure if she dances or waits tables.) baby daddy has a significant criminal record (dealing, possession with intent, etc). The grandparents may be on disability, but their income is from Sicial Security, not sure if D or I. They own 4 dogs. The landlord would love to get rid of them, but he says they pay so he is not allowed to refuse to renew.

Hmmm...Ill maybe that is something local, but we dont have to keep tenants for any reason just because of section 8. We can't discriminate, but we don't have to keep renewing forever, especially if they're breaking multiple sections of the lease just because they pay.

I'm not saying problems can't happen, but my parents have been renting out units for decades and we never run into the horror story stuff I see posted.

[chapeau]

Mar 25, 2019 21:18:12 GMT -5 raeoflyte said:

Mar 25, 2019 18:37:45 GMT -5 chapeau said:

Through my job I see a lot of section 8 people. Most pay less than $100/month in rent.
Through DH’s job he evicts a lot of people, both section 8 and not. Most of the section 8 owe four figures, some of whom are responsible for $25-$50/month in rent. You do that math (but I assume the landlords don’t entirely count on getting the tenant’s share, or it’s just not worth the hassle to evict).
Finally, the house across the street from us us section 8 (I know the landlord). There are 4 adults living there, plus 1 toddler. The kid’s mom is the only one who works (she works at a local gentlemen’s club. Not sure if she dances or waits tables.) baby daddy has a significant criminal record (dealing, possession with intent, etc). The grandparents may be on disability, but their income is from Sicial Security, not sure if D or I. They own 4 dogs. The landlord would love to get rid of them, but he says they pay so he is not allowed to refuse to renew.

Hmmm...Ill maybe that is something local, but we dont have to keep tenants for any reason just because of section 8. We can't discriminate, but we don't have to keep renewing forever, especially if they're breaking multiple sections of the lease just because they pay.

I'm not saying problems can't happen, but my parents have been renting out units for decades and we never run into the horror story stuff I see posted.

If I didn’t know the landlord I wouldn’t know anything other than the dogs. Well, and that only the mom works. I could maybe guess where she works based on her hours and work clothes, but that would be it.
I’ve known the landlord basically my whole life, and he has always had me keep an eye on the house since I’m right across the street. I’m not sure they are really breaking any rules, the arrest record is not new, they have permission for the dogs. The landlord is trying to sell the property, though, so I think he’s keeping the place rented because it will sell more easily that way. Maybe.

[zibazinski]

Mar 25, 2019 18:37:45 GMT -5 chapeau said:

Through my job I see a lot of section 8 people. Most pay less than $100/month in rent.
Through DH’s job he evicts a lot of people, both section 8 and not. Most of the section 8 owe four figures, some of whom are responsible for $25-$50/month in rent. You do that math (but I assume the landlords don’t entirely count on getting the tenant’s share, or it’s just not worth the hassle to evict).
Finally, the house across the street from us us section 8 (I know the landlord). There are 4 adults living there, plus 1 toddler. The kid’s mom is the only one who works (she works at a local gentlemen’s club. Not sure if she dances or waits tables.) baby daddy has a significant criminal record (dealing, possession with intent, etc). The grandparents may be on disability, but their income is from Sicial Security, not sure if D or I. They own 4 dogs. The landlord would love to get rid of them, but he says they pay so he is not allowed to refuse to renew.

He can get out of it by saying he isn’t taking section 8 anymore. That’s how I got rid of mine. The next place she moved to got shot up!

[countrygirl2]

I didn't have any problem getting rid of her. I just said no more Section 8.  Took a couple of months for them to find another place was all.

[debthaven]

So I am the QUEEN of buying dysfunctional rentals. This rental is a mess ... no governing body. It took YEARS but we FINALLY got the outside of the building reno'd and a new roof. We're getting a new gate soon. There are still some things to do but they are very minor compared to the reno and new roof. We owe 12K in water (some of us paid, but the governing body paid themselves, not the water bill. At this point NOBODY wants to lay out more money for a lawyer, because it's always the same people who pay.) 

We have put that rental on the market and taken it off for 3 years. For many reasons: no governing body, no reno (now done), no new roof (now done), our renter who is a great renter who pays but who totally refuses to show the place to any potential buyers.

DH has been dealing with her for years.

Tonight I took over. I texted her, we want to sell. You are a great renter. But since you refuse to show the place, please know that we will be giving you notice in 2 years so we can show it empty, which will be much easier for us, plus we'll get more money for it.

She called me ASAP and explained how she is ALWAYS willing to show the place. I said, bull. We went around and around on that. She also said, by the way, I need an electrician. I said I know you do. But since you're never at home to show the place, what's the point in sending an electrician, since you can't be home for him either?

LONG silence. 

That was actually a major fluck up by the agency. I agreed 6 WEEKS AGO to have the electrician come in for an estimate. However, I told the agency, the work would only be done IN EXCHANGE FOR HER AGREEING TO SHOW THE PLACE. The agency forgot, not once, but TWICE!!! I reamed them a new one by email tonight. (I sent the email to his boss as well. I CAN'T STAND DEALING WITH THIS ASS.)

I told her, you have been dealing with my DH until now. My DH is MUCH nicer than I am. HE asked me to take over. So, we want to sell the place. You have two options. Either we sell it WITH or WITHOUT you. You're a great tenant. It would be much better for you for us to sell to another landlord. So either you agree to show the place on a REGULAR basis, or we will end your lease as soon as we can (in 2 years, 3 year leases here). Crazy I know, but French law.

Suddenly this woman who could only be available to show the place once a month from 7-9pm on Wednesdays is free to show it every Sat afternoon LOL.

Ugh Gd how I hate this rental business crap.

[debthaven]

The good news is that we only owe 22K on that place LOL (in my signature), and that she is a good tenant who pays on time every month.

But I am SO FREAKING SICK OF THIS!!!

[countrygirl2]

I would be too if I had issues like that. We had two old ladies in Texas like that.  One didn't want people in "her house", the other just wasn't around.  It had been month to month for years so we just gave them a few months notice to leave.  Might have been better if they could have stayed but no new owner would rent to them as cheap as their rent was.  They knew for almost 2 years it was going to be sold.

Our only issue right now is one set of tenants that are basically pests. They pay on time, they are nice, but they lack common sense.  They called on a Sunday afternoon to say there is dirt down in the agitator of the washer and can't figure out how to get it out or get the agitator off.  What??  Hubs said he would go down, we aren't worrying about that one.  She said she had a light that would blink off, he went down the next day to fix that, no issue.  Sent an email today, where is a locksmith, I said check the net, didn't know, duh.  There are so many calls we have had over nonsense, to many silly things to even post about.  We aren't jumping like we used to unless its something serious, then he takes care of it immediately. But on the whole we aren't having any issues.

[buystoys]

We finally, FINALLY, got the trailer on the market yesterday.  YAY!!!!!  I could write 20 pages about all the things that went wrong and/or were problematic.  If it could go wrong it did.  If it could cause a problem, it did.  With all the rain we've had the yard still isn't graded.  It's OK looking, but we're not putting in sod until it's been graded.  We did reditch and get the driveway done today.

The tenant we thought we had lined up still wanted it, so we referred her to the property manager.  Strangely enough, the young woman came to look at the house again and never filled out an application.  PM told DH she had overheard the young lady say to her BF that they always pay the rent late and they couldn't do that here. Two people came to look at it today, so it's garnering interest. 

[buystoys]

Aaaaaaand it's rented!  w00t!

They move in on the 15th.  Finally!  This project has come to fruition!

[buystoys]

We use a property manager, but I know they require a copy of the driver's license along with the application.  That way they can confirm the name to check under.

I think the reporting agencies do keep a record of the married/unmarried name.  I still get things in the mail with my last married name on them, so it's out there somewhere.  When I pull my own credit records, I see information that goes back to my single days, so they consolidated the file at least that much.

[debthaven]

Congratulations buystoys ! I'm glad it all worked out. I hope it continues to go well.

Nothing has changed for our rental ... brand new roof, outside of the building reno'd, but still no governing body, still the unpaid water bill. So, no buyers. Last I heard, the tenant IS letting people visit.

We'll leave it up for sale through summer, but financially, we no longer NEED to sell it. DH wanted to take it off the market. We decided that if it doesn't sell at asking price by Sept, we'll take it down then.

At this point we're in no rush, the tenant is a good payer and takes care of the place. We have 7 years left on our 15 year loan (in my signature).

[debthaven]

Got a call from the agency we really liked who had initially refused to list our studio because there was no building management. They say things are selling well so they wanted to list it anyway. We agreed.

If we sell at our asking price, great. If we don't, we don't.

[cottontail]

Deleted.

[Works4me]

Cottontail - how much of a deposit do you have from them? Enough to cover anticipated damages?

[cottontail]

Security deposit is under $800. I won't know the extent of the damage until they move out. 

[debthaven]

The portal/gate we paid our share of in Feb was finally installed Wednesday. Better late than never.

There are still problems with that building, but one less problem is always a good thing.

[Bonny]

And this is when it's no fun to be a landlord. The governor of AZ declared a four month moratorium on foreclosures. My tenant has paid through April 30 but I anticipate they will have problems paying May and going forward. While his business (hair salon) isn't shut down by the Stay at Home order he said he's gone from 12-14 clients a day to two.


I don't think they are savers based on the newer cars they own and the trips they take.


I expect they are going to take any funds they have to save/rebuild their businesses. She has a high end mail order candy business.


Rent is about $3,000/mth and lease is up on January 15th. They've been great tenants for just over two years. The house is a nice house in an affluent area. It's a very short commute for her. But I'm doubtful their businesses are going to bounce back quickly. I think they will have to move to a cheaper place.

That said, I've discussed with DH about lowering the rent if they request assistance. While that seems like a kind hearted thing it's really about good business. I expect rents will drop 20-30%.

While there is some mortgage relief available it involves mortgage modifications. I'm pretty sure if we applied they would laugh at us. It's o.k. We're all going to share the pain.