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TheLPA.com forum postings
The most recent 50 theLPA.com forum postings

• Eviction, Month to month for non payment
  I have a month to month tenant who is 90 days behind in her rent. I read one place where I only have to give her a 7 day notice to move, but then I read somewhere else that I have to give her a 10 days written notice and then the 7 days. I am not sure if I will have to take her to court to move or not.
  What is the correct thing to do? She is a Section 8 tenant and we live in NC.
  Thanks.
• Good Luck JRAD - please post how it goes
  Just wanted to wish you luck in court tomorrow...should be a quick and easy victory...please post your impression of the experience...w/specifics LOL!
• Fire and Police Departments
  I am a fairly new landlord in CA and wanted to get the benefit of the collective wisdom here. If something were to happen in my building, I'd like to make sure that the fire and police departments know how to reach me quickly. Does anyone know whether they have a database in which they register a property owner's contact information if I were to call them and offer it?
• Tenants breaking lease. Reason: Mold
  I have tenants who signed a one year lease. They have been there 4 months and wrote to me that they would be moving out in one month. The reason is because there is mold on the aluminum windows.

  Is this a valid reason to break the lease?

• Gifts
  I have a few rental properties and usually get holiday gifts at Christmastime.
  My rents are fair- maybe lower than the avg.
  I feel funny at this time of year because I don't like getting personal with my tenants. I always send a "Thank You" card, but my better half is telling me to give a gift card or something to my tenants every year.

  Some don't deserve it, some do, but I do not want to set a precident.
  Am I right or wrong in your opinion.

  Thank you, and Happy Holidays.

• How much does this normally cost?
  Lawyer today said it could cost up to $8000.00 (depending on how much he fights it) to sue a tenant for breaking the lease and leaving the house a sty.

  So how much does it cost everyone else because honestly, we can't just let this go. He bought the house across the street and all he has to do is tell the new tenants (if we ever get any in this market) that we won't do anything to them if they trash the house and break the lease.

• Tenant won't move out
  Hi all,
  I have a month-to-month tenant. I don't have a lease with him. He wrote to me at the beginning of the month that he would leave by the end of month. Now he's telling me he won't leave until next month. I have already accepted the deposit and the first month rent from a renter. What do I do?
• serving unlawful detainer
  I have 2 people to serve named on the unlawful detainer at the same address.One of them was served but his wife is in the hospital and may be for several weeks. How do i go about serving her so i can file the summons. Is there an alternative way? Do i wait for her to get home? I dont think its ethical to serve her in the hospital nor do i want to.
  Thanks for any advice.
• Tenant withholding rent, lease poss not enforceabl
  On Aug 1st 2008, I had two tenants (roommates) move in to my property in Nashville. Only one of them provided references and had agreed to be on the lease but had asked if it was ok if she had a roommate. This was ok with me as long as she understood that the lease was her responsibility. Deposits were not paid in full with them claiming to have made some repairs. Receipts for this were never sent in spite of several requests. Lease was corrected by hand and signed by both against my wishes. Although I have sent them notices and requested proper references and a proper lease be signed, this never happened. In that lease I had agreed to pay up to $200 a month in utilities. Now they paid half of rent for Nov, no rent for Dec and have been running utilities really high. They are withholding rent on the basis that they would like a discount on rent for having heaters instead of the gas unit being on. I am not sure the lease is enforceable for them or for me but they claim that they are under lease. They refuse to communicate in writing via email or otherwise. I am out of the country and not sure what to do. Please help!
• Terry - question for you....
  I am getting ready for the hearing this week. If the pet topic arises, what is the correct term....."non-refundable pet fee"? Basically, she acquired 2 dogs and never paid the additional deposit for them. AFTER lying to me that they were hers.....she was pet sitting for 2 weeks........Riiiiiight......

  So it is a non refundable pet fee....as opposed to a pet deposit.....correct?

  Thanks! I will keep you updated. I go in on Wed.!

• Rent Deposited by Tenants into Landlord's Account
  To minimize the inconvenience of collecting rent payments, I'd like to set up a dedicated bank account and instruct my tenants to make deposits into that account either by stopping by the nearby bank branch or by a direct transfer (bill-pay) from their bank account.

  Does anyone have any reason why the above arrangement may not be a good idea for me?

  Thanks!

• New Landlord
  I just bought a residential fourplex in Orange County, CA. What would you suggest I do in terms of reading or otherwise to keep up with the developments important for residential landlords? What are your favorite periodicals, organizations to join, etc?

  Also, I will need to do some upgrading repairs, e.g. flooring, some of the kitchen and bathroom cabinets and appliances, and landscaping. If you are a landlord in the OC, I would appreciate it if you could recommend anyone reasonably-priced, reliable and decent quality for providing these services.

  Many thanks!

• maintenance and repairs
  The lease agreement states that lessee will, at its sole expense, keep and maintain the premises and appurtenances in good and sanitary condition and repair during the term of this agreement.

  The furnace went out and it cost $400 to fix. Who should be responsible for the costs?

• Expired Lease - Shift to M2M
  Hi,

  I have a lease in an SFH that is expiring on 12/31/08. In my lease agreement, is the following:

  2. TERM The term of this Agreement is for four (4) months and 24 days, commencing on August 8, 2008 and ending on December 31, 2008, at which time this Lease shall terminate without further notice. A Month-to-Month tenancy subject to the terms and conditions of this agreement shall be automatically created only if Owners accepts rent from Tenants thereafter, and if so accepted, tenancy may be terminated by Tenants after service upon the Owners of a written 30-day Notice of Termination delivered by Certified U.S. Mail. The Month-to-Month tenancy thereafter may be terminated by the Owners by service upon the Tenants of a written 30-day Notice of Termination delivered by Certified U.S. Mail. Tenants agree to cooperate with Owners in the showing of the premises for sale or re-rental and agree to make premises accessible and in "show condition" once notice is given to vacate.

  The tenant has already advised me in writing with a signature that they agree to go M2M. Am I required to send them anything back in writing to officially confirm the M2M or if I accept January 2009 rent, will that suffice as an agreement to continue as an M2M?

  Advice is appreciated. The tenant is outstanding and we are glad they want to continue to rent.

  Thanks,

  Steve

• Don't rely on rent o meter
  I've read a few posts regarding www.rentometer.com.

  Monica's replies are accurate.

  Allow me to give you a couple of real life examples.

  Four of my units (side by side duplexes), according to rentometer is on the very high side. I charge $800.00/mo for each unit. While there's few other rental units that are in the $650-$725 range but their units are not well taken care of. Plus, rentometer does not list my units. The rentometer listed my rental units' neighborhood as $575-$600. Completely inaccurate.

  I know my city very well so I'll