Landlord Newsletter - Tenant Screening Facts + New Book

Dear Fellow Landlord,

Have you had a bad tenant at any time in the last year? I've spoken to some very highly self respected fellow landlords who say they have not had any tenant problems in years, but I wasn't fooled, because upon further questioning, they didn't consider non-payment or eviction a problem! What?? Of course non-payment counts as a problem! A BIG problem! And problems like that almost always stem from poor tenant screening!

In this newsletter:

• 5 Secret Facts of Tenant Screening
  
• New Book: "Are You Sure You Want to be a Landlord?"
• Free Landlord Form: Criminal Background Authorization & Release
• Landlord Do's & Don'ts : Tenant Move-Out
• Ask the Attorney, Real Estate Attorney, John Reno
  
• Excuses, Excuses
  

Please e-mail us if you have any questions or would like to add or share any material / information. Have a great month and an even more successful year ahead.
John Nuzzolese
John@theLPA.com

Why do experienced landlords who know how to screen tenants still get bad ones? They understand the rental housing industry, have a system of tenant screening, have a good rental application, have access to get credit reports, charge screening fees, and more, but for some reason still find themselves in eviction court! Why?

In order to secure a good tenant for your rental, it is critical that we practice proper tenant screening, but it is also important to understand some of the Secret Facts of Tenant Screening.

What Are "5 Secret Facts of Tenant Screening?"

Most people think that tenant screening is a quick little investigation starting with a rental application and ending with an approved credit check. Not true! A full screening begins at the point of First Contact when the tenant first responds to your rental ad. It continues through the showing process, the application process, the verification process and the review process all the way through to the very end of the lease signing process. At any time during this entire period, a landlord may find a reason to disqualify a prospect.

Fact # 2: All tenants feel they deserve as much as they can get from you.

That doesn't make them a bad person. It's just business and understandable, so always keep that in mind and try to remember that in order to have a happy tenant who stays and respects you and your property, you must provide them with a quality rental they are happy to keep paying for each month. A good deal. Oh, and because you're a good person, try to keep your charitable instincts under control. (As much as possible. Remember, this is business.)

Fact # 3: You can count on predictable responses during the screening process.

I usually try to get prospective tenants to show their "true colors" as early as possible. This is an enlightening and time saving practice, whether it is positive or negative.
By mentioning that a credit check is required or that the management reports rent payments to the credit bureau, you may get an idea of how the prospect feels towards his or her credit. For example, sometimes asking for pay stubs or tax records can ruffle feathers or not.

Fact # 4: There are 3 factors in every rental negotiation ....

Click here for the full article

The Criminal Background Authorization & Release Form helps you find out if the tenant is being up front with you. It gives them the opportunity to tell you if there is any criminal history that may come up on a background check. Not only will you have the tenant's full authorization to do a criminal report with law enforcement agencies, you also have the written authorization required to obtain a credit report.

The fact that the tenant has nothing to hide and is willing to release credit and criminal (if any) history to you shows good faith and cooperation in the screening process.

This form can be used in addition to the LPA Rental Application or independently for the purpose of tenant screening authorization.

FREE DOWNLOAD The Criminal Background Authorization & Release Form

Are You Sure You Want to Be a Landlord?r, By Cathy Keeton Azar
A practical guidebook with advice, humor,stories and photos from a real landlord. Over 50 shocking color photos from tenants at their worst!
The economic recession has turned many homeowners into landlords. Their neighbors and friends are doing it so why not? If everyone is doing it, it can't be that hard. But, as author Cathy Keeton Azar writes in her new book, Are You Sure You Want to Be a Landlord?, anything that seems easy and simple usually isn't.
Cathy's book is a no nonsense practical guide on what you need to know to avoid the pitfalls, headaches and expense that come with tenants. Cathy, a veteran landlord, draws from her experience with pictures and stories of some of her worst tenant moments, including:

• "The Out of Town Tenants"
• "The Lawsuit Happy Tenant"
• "Jim and His Extended Family"
• "The Tenant Who Liked to Shoot"
• "I Need My Light Bulb Changed"
• "The Tenant Who Provided Their Own Heat"
• "The Tile Installer"
• "The Tenant Who Appealed the Eviction"

What The LPA says you should do and what you shouldn't do about:

Tenant's Move-Out

• Have a signed & fully documented Property Condition Report
  
• Have the tenants prepared with a Tenant's Notice of Intention to Vacate Letter
  
• Use a Security Settlement Statement to itemize deductions and to accompany the return of the tenant's deposit.
  
• Use a Security Settlement Challenge Crusher letter to deal with any complaints about deductions from the deposit.
  
  

• tell the tenants that they will not be getting their security deposit back- let them see that on the Security Settlement Statement.
  
• return any security deposit until after tenant vacates and the rental has been inspected for damages
  

The Landlord Protection Agency® presents John Reno, Esq., a highly experienced Landlord - Tenant attorney based on Long Island, NY.

John Reno also does Mortgage Loan Modifications (Nationwide).
(Mention The LPA for a 10% discount!)

Dear Mr. Reno:
Please advise. Have tenant who has been with me for 4 years. The first 2 years I had s signed lease, the last 2 years I did not have her sign the lease. The lease that was signed covers the issue that the last month rent cannot be used in place of security deposit and damages would be deducted. 30 days notice was necessary.

On Feb 1 I was told they could not pay rent on time had problems. On Feb 10 I was told she was moving out and not paying any rent and that I could use her security deposit for rent. I gave her a 5 day written notice .

On the 28th of Feb they were gone. The unit has damage, garbage, and cigarette burn marks on walls, counters, thousands of small holes in walls, every window cover trashed, screens trashed. It has take 4 people 3 days to clean just the walls and ceilings.

Will I be successful to affect her future credit if I pursue proper forms. I have photos etc. I have been told that since I have written original lease it becomes a month to month rental.
Thank you,
Jan, IL

A: With or without a lease, you can always sue for damages to the apartment.
One problem landlords in this situation run into is: do you have an address? Sometimes you can use the last known address (your place) just to get a default judgment & affect the credit report, but some courts make you find the person.

If you have a landlord tenant problem you'd like to ask a question about, please feel free to e-mail me your question.
Submit a landlord / tenant question for Mr. Reno
Please try to keep your questions as short and to the point as possible.

"I thought I was supposed to pay you at the end of the year in full."

"I have company from out of town staying with us a couple of weeks. You know how it is."

"I didn't do any of that damage. My kids did all that. You know, how kids are? Kids will be kids."

How to Check your LPA Membership Expiration Date:

1. Be logged in with your LPA username & password
   
2. On the "Main Menu" (top right), click on "Your Orders" (right below your name)
   
3. The beginning date of your membership will be listed to the left of your membership order # in this format: YYYYMMDD
   

Have you ever been beaten by a tenant on the rent? Most of us have and unfortunately, it is one of the costs of doing business as a landlord.
On the brighter side, remedies are available for many. If you have documented your tenancy with the proper paperwork including a rental application, lease agreement, late notices, etc., you may have a chance of collecting.

Credit bureau reporting is an option in which many modern landlords are beginning to participate....

Click here for the full article

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