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Everything posted by LynnSmith

  1. I plan to regardless of how this pans out. He was super rude to myself and my PM. And his wife continues to be rude via text and email.
  2. This is the first E-mail I sent them after they sent a bunch of rude texts to me. "Thank you for informing me of the exchange that took place between you and my Property Manager. I have given her a call to discuss the details of the conversation that she was instructed to have with you regarding the move-out process, as Aren and I are increasingly busy this time of year and wanted her to take over more of the day to day duties. Regardless, please know that property managers are often involved in the management of properties everywhere, even small locally owned properties, like ours and that this interaction was not meant to “blindside” either of you. Luckily, you were able to meet her when we originally showed the apartment. Per our lease agreement, we allow for any active military member to move out, with a 30-day notice to vacate, via written notice, upon receiving orders. Also per the lease agreement, a copy of the orders are to be provided to the Landlord (or a person acting on their behalf, such as a Property Manager). It is also explicitly written in the lease agreement, that text messages serve as proper written communication, from either party. On February 3rd at 8:12am, you gave us exactly 30-days notice that you would be gone on March 5th. You said that you received orders to be reassigned to Texas, and that the last day you would be in Alaska was March 5th. I communicated to you that a full month’s worth of rent would be due on March 1st however, that the remaining amount incurred after your move-out, would be prorated back to you. I then further clarified with you that March 5th would be your move-out date and you responded that it would be. I also communicated to you that we would need a copy of your orders. I have received no communication or contact from either of you, indicating that you would need longer than the 5th of March, whatever the reason. As is our normal process, once we received your written notice, we began the proceedings for screening for new applicants. This process is extensive and time consuming therefore, this is a task we delegate to our PM. Upon her checking in with us, regarding interest from others in renting the apartment, I informed her that I was in the middle of working, but that she should reach out to you to find out if you were still present in the apartment or not so that the move-out inspection could be done to get you your deposit back asap. She reported that your communication with her was threatening in nature. You had originally mentioned to me that you had already received orders to be reassigned out of Alaska however, the Property Manager stated that you mentioned having just gotten the orders this week. You texted her that you “do not have to provide ANYTHING” and I wanted to clarify that you’re correct, there is no obligation to provide us with a copy of your orders, so long as you understand that early lease cancellation without this proof, does not necessarily obligate us to return your security deposit. I assumed you would want it therefore, I told her to ask you for it. You also stated that you had not previously given me a date, which is untrue. I’m unsure for the reasoning behind these inconsistencies. Additionally, the incomplete screenshot of order paperwork without your identifying information on it, would not have been acceptable. 
 It appears as though you are under the impression that without communicating otherwise, or sharing your intentions with us directly, you can stay until an undetermined amount of time, simply because you’ve paid rent for March. Unfortunately, this is not how it works. We now have the dreaded burden of informing this other family that the unit will not be available to them on the agreed upon date after all. Lease agreements are made to protect both the tenant and the Landlord and this is an example of a situation where poor planning creates a ripple effect. I understand that you told the PM that you did not have an exact move-out date at this time. This is not an option. Without knowing when the unit will be available, we cannot plan ahead and have it rented in a reasonable amount of time after you vacate. This is the reason that we request a 30-day notice. I will need an exact move-out date from you by 5pm tomorrow evening. If you have changed your mind about moving, or your orders are for a later date than anticipated, please communicate this with me or my PM. The problem lies with assuming that you can just leave whenever and not abide by an agreed upon date, as this complicates things for us in a big way, as we try to re-rent the apartment. Per the Alaska Landlord & Tenant act “When a landlord accepts a moving notice, but a tenant fails to move out by the date specified, the landlord may sue for eviction. If the tenant stays beyond the specified move-out date willfully and not in good faith, the landlord may also sue for 1.5 times actual damages”. Please know that while evictions are not fun for tenants, they’re not fun for landlords either and that is a not necessarily a path that we wish to take. We are simply asking for respectful communication from you regarding your intention to move-out, so that we can properly plan. Your lease was only written for 6 months if you remember. If you believe that you will stay through the duration of the original lease (May 31st), we will accept a revocation of your notice, in writing. However, if you know that you will be moving out sooner than that, we need an exact date and I will need the unit completely empty and clean by 5pm on the evening of the given date. As a recap, here are the choices: 1) Provide us with an exact date that you will be completely moved-out out between now and May 31st. Please provide this information to us by tomorrow evening at 5pm. With a proper copy of your orders, you will not be penalized for early lease termination. 2) If you believe you would like to stay until the end of the current lease, please provide a revocation of your notice to vacate (know that this is not something that every landlord would offer. We are doing this because we do not want you to feel as though you HAVE to go, if something has changed about your situation). Thank you, After I emailed this, they said this: "Can’t give a move out date until tomorrow or Tuesday at the earliest. I’ve been trying to schedule movers to come pick up my stuff so I can leave Alaska and never come back but it’s a tedious process ... as soon as they pick up my stuff I can leave that same day if need be" After I emailed this, they said this: "Can’t give a move out date until tomorrow or Tuesday at the earliest. I’ve been trying to schedule movers to come pick up my stuff so I can leave Alaska and never come back but it’s a tedious process ... as soon as they pick up my stuff I can leave that same day if need be" THEY HAVE SO MUCH AUDACITY. LOL
  3. So 10-days to be out starting now? I believe* I may have said somewhere that they'd have until March 31st (because they already paid march rent) IF they couldn't give me another date. However, they've continued to be rude in our exchanges and now I'm just over. I don't necessarily want to go back on my word though and now give them an eviction notice with less time to be out than I originally said (which was the 31st), because if it goes to court, I don't think a judge would like to see that I "changed my mind" and gave them less time.
  4. Ok please bare with me and all advice is appreciated. My tenants have been the worst and i'm wondering how to proceed. Backstory: Couple has been living in one of my 3-bedrooms in a 4-plex since December. They signed a 6-month lease, ending on May 31st 2021. On February 3rd, the gentleman texted me saying he was giving me 30-day notice to vacate because he had orders to re-locate to Texas (military). I thanked him and reminded him of the expectation to provide a copy of his official orders, so that he was not penalized for breaking the lease early. I also clarified with him at that point that they'd be out on or by March 5th and he said he would be. Fast forward to the 5th, (friday) which was their 30-days, a call was made to address them still being their and to ask when they'd be out and if he had a copy of his orders (because he still hadn't provided this information) He hung up after being rude and said he "didn't have to provide us with ANYTHING". He was threatening in nature and ultimately said they didn't know when they'd be out. Then they texted me a bunch of rude text messages about "blindsiding" them. I followed up by saying that I needed an exact move-out date from them, as I'd already had someone lined up to rent he apartment (which I did) and that I'd now need to let them know they couldn't move in. I sent a nice, professional and thorough email to both of them addressing this need and demanding a response from them. They responded by email saying they didn't have an exact date because "that's not how the military works" and we "must not know anything" etc. I sent a response saying that there must be a misunderstanding on their end because I needed an exact date of their move-out, not just a response from them saying "I don't know when we'll be out". I also said that if I couldn't get an established move-out date from them, then March 31st would serve as their last day and they'd need to be out by then. (Which for the record I think is still nice of us considering their attitude and the fact that they'd already said they'd be out by march 5th and weren't. I gave them until tomorrow evening at 5pm to respond to me with an EXACT move-out date. Anyways...I'm pretty sure they're not going to have a date for me. SO I reviewed the sample documents in the Alaska Landlord Tenant act to see what kind of eviction notice i'd give them and when. Here's my questions: Would you serve an eviction notice to them on Tuesday morning (March 9th) saying that they have until the 31st to be out? If so, where is a good form for this, because the ones in the AK Landlord tenant act, says they have 10-days which isn't what I want, since I already stupidly gave them until the end of the month. OR would you wait until April 1st to do anything further, and then on that morning if they're still there, THEN give them an eviction notice? IF this option, how much longer would you give them to be OUT?? What other advice do you have? I'll see if I can add some pictures of our interactions in the comment section in case any of that is helpful. Thanks so much guys!
  5. I know of 2 LLs (theyre not on here) that started out in MV but moved onto brighter horizons within 2 years. One "will never own a rental property ever again"; the other, considers it a "had to start somewhere" type deal.
  6. Simple ask him for his first shirts contact information. If it is a finance issue then you talking to his chain of command should get faster results. If he's making things up and won't give you the contact info then do little digging, finding what unit he is with is easy with only a a name, he could have his unit in his social media also. When I was a young airman living in Italy finance messed my BAH up for 3 months and I was paying rent from my base pay which it took both paychecks in the month to get rent paid in full but I was in constant contact with my landlord and I ended up taking the issue up my chain and my chief went to finance and got it fixed within the pay period
  7. Sounds fishy to me. I’d give him a date to have your money and if he doesn’t do what you have to do. Three months is way too long . If it’s true which I doubt, he can get an emergency loan thru the military .
  8. LynnSmith

    Dog Breed

    “Aggressive breeds” The meanest dogs I’ve ever encountered were labs and chihuahuas. I don’t think those generally fall under what people define as aggressive. The sweetest baby was a pitbull/Bull mastiff mix. Probably on the list. I think the recommendations for insurance suggestions and personal preference goes a long way in this decision. The owner will make the world of a difference in the animals behavior as well, so I’d take that into account.
  9. LynnSmith

    Dog Breed

    with a quick google search, this is a list of aggressive breeds that a lot of insurance companies exclude. I need to contact my insurance and find out if all dogs are covered or not.
  10. LynnSmith

    Dog Breed

    I love renting to people with dogs. I accept dogs “on approval” and charge extra rent and an increased security deposit. However, I do not rent to people with dogs banned by my insurance carrier.
  11. LynnSmith

    Snow Plow

    I always put into a lease. All grass must be maintained by tenant. All grass may not get more than 10" tall or tenant will cover cost to be cut. All snow and ice removal is tenants responsibility. Tenant is responsible for all traction control on the entire property. This is for a single family home.
  12. Demand drives it to some extent as well. I rented a couple units this last fall that I could have rented for much more than I normally ask come to find out. Location I’m finding to be incredibly valuable to tenants. Everyone I talked to said there are beautiful rentals down KGB and outskirts otherwise but, they’re down KGB and the outskirts. Also complained that there are almost, “projects” like fourplexes being built everywhere which is a turn off to most it seems. I had an insane number of people applying to rent my units. I’d say five times more than normal.
  13. This isn’t an easy yes or no answer. If they had permission to live there (from the renter) and have been living there, they May have rights. How long have they been in and what does the lease specify about guests/sublets and occupancy?
  14. This isn’t an easy yes or no answer. If they had permission to live there (from the renter) and have been living there, they May have rights. How long have they been in and what does the lease specify about guests/sublets and occupancy?
  15. Cut your losses and move on. Lesson learned for how you should move forward with your own lease and deposit. Speaking of, did the previous owner give you the deposit? That should cover 2wks rent and utilities, reducing your loss. If he trashed it, consider pursuing. If not, and he actually does move, I’d count blessings and walk away... In the mean time, be super nice, but post notices of default, etc.
  16. CDC order won't allow you to post non-payment of rent (Well, you can but if the tenant fills out the form at anytime your notice won't be allowed)......so if they are month to month....serve that notice before the rental due date.
  17. I haven't needed to replace the flooring just yet. However, the LVP seems to be a good product and more tenant proof. It claims it will last 20 + years so you might be able to use some tax benefits on it.
  18. Parking issues do not give them a right to break the lease, but sometimes I let people out of leases because I’m tired of playing mom or dealing with fights between tenants, especially if the tenant they are fighting with is a good tenant that I want to keep.
  19. My units are full , rent fast when vacant, and I don’t negotiate. If the units are priced right for the location and market comps, no negotiation should be needed. So that's why I'm shocked this person negotiatied so much for my kids.
  20. My son and his wife were looking for an apartment this week. They looked at several places. Rent ranging from $1400-1700 online. Each place in person started negotiating the amount. The apt they like settled on a 1 yrs lease at $1k a month. It was listed for $1,700. What is happening? Is it that hard to find good tenants?
  21. Thanks! That's helpful. They're transitioning existing Cozy customers over to apartments.com sometime this year - so the website says. Hopefully it's a smooth transition!
  22. I did file a police report at one point due to damages...they took a hammer and broke through the walls, plugged the sink and tb and let the water run..however police told me I had no proof it was the tenant.....soooo....no action by police.
  23. We use Cozy. I like that Cozy can be the bad guy when it comes to late fees. you just have to set the amount and when it should process in the absence of payment. If they pay on time, there’s no fee. I think Cozy also sends the tenants notifications.
  24. Perfect analogy. @KarlaH
  25. reading all the issues posted in this group was very overwhelming and giving me anxiety. thank u for the reminder...greatly appreciated!
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