Posted on 08/10/2018 7:21:39 PM PDT by George from New England
Own property and been renting it out in Florida for three years now. I'm sure we have freepers that have done this for decades and even some that got out of it.
1) We see the renter that asks? Do you accept Section 8? Aside from what that might allow, does section 8 allow for payment of last month rent. Is the security deposit in anyway dictated by that govt program?
2) We see potential tenants tell us about 'service animals' that we must take and allow in. We read that at least in Florida the statute does not allow for a larger rent or security deposit if this kind of animal is involved, vs. a pet.
3) I had one prospect say they have TWO service dogs. Can a landlord put a limit on the number of service animals? Like limit of one per resident. I haven't yet seen what a certificate involves.
4) 'Judgment proof income' a term I use to describe SS disability income and more and more I am seeing military disability income. These are tenants that if you have to evict and sue them, you cannot garnish these sources of income. Like sort of a slap on wrist of private owners and landlords.
Please welcome thoughts and other discussion herein, regarding all aspects of renting residential space.
Its ironic that the likelihood is that the support animal will be tied to a ‘disability’. So such animal damage will be unrecoverable after a lawsuit.
Whatever you do, do not accept Section 8. You will regret it. Being a landlord is hard enough without the disaster that is Section 8. You are literally allowing people into your rental, giving them total freedom to destroy your home without any repercussions. A house in my neighborhood was section 8. The tenants were from Hell. They left the house a literal shell, having destroyed the walls, the flooring, the fixtures, and the yard. They stole the appliances when they were finally evicted because of criminal activity. During the time these terrible people lived there the owner of the house was not allowed to even visit the property and check on it. That was Section 8 responsibility to do it, and Section 8 claimed they checked it and the house was being well maintained. But that would have been totally out of character for these people. They never picked up a single piece of trash in the yard or on the street in nearly 2 years. One did not need psychic powers to know what was happening inside. Early on the owner and the entire street had a good idea what was happening to the house, but were helpless to do anything about it. When all was said and done, I am certain that the landlord did not make a single penny, after paying for all the repairs, not to mention having to spend a week mucking out the house. Sure, it is possible that you could get a good tenant who will respect your property and take good care of it. But it is a terrible risk to take.
All I can say is that you should run a background and credit check on everyone.
Section 8 means one for agency for the tenant to sic on you when they decide to make your life miserable.
Dont be a landlord. Way too much drama and sh1t, ie risk, to deal with for too little reward.
I think you can choose between the applicants and pick the most suitable one.
I don’t think you are obligated to rent to any one person.
Have them fill out an application tell them you have multiple people interested, and tell them you will get back to them, if you choose them to rent your place,
Good that you had good luck with your tenants, but as I could see, lowering the rest doesn’t make them more appreciative and more likely to pay the rent and take care of the property.
Here’s a landlord nightmare for ya. Relative of mine has a small apt. complex- 4 units. They are very well maintained. One tenant had little contact with his family or anyone else. The rent went unpaid for 2 months and eventually the landlord called police and they were present when the landlord entered the apt. The tenant was deceased and had been for around 2 months. Big bucks were spent for professionals who make such tragic disasters go away. They had to replace everything in the apartment including appliances and carpet and possibly the drywall before the smell was gone. Very bad problem and sad that the man had no one who cared about him and would have known sooner that something was very wrong.
I live in Florida and have had several rental properties over the years.
I have had a couple section 8 tenants, that I inherited when I purchased the properties. I had no problems with them, and received higher than market rent.
They don’t trash your property, because they are terrified of losing their benefits. They don’t want to be reported.
Florida is an easy state to rent, because the laws are tilted toward the landlord. You can literally evict someone in less than 15 days.
Trust me. you don’t want to waste your time suing any renters. It doesn’t mater where they get their income, you
will never see a dime whether you win or not.
Just make sure you do a credit check, and get a good security deposit, and get them out quick if they don’t pay.
The biggest mistake landlords make is waiting for rent. The further behind they get, the less likely they will ever catch up.
I didn’t mess around. I sent a three day notice, 5 day notice, and then I filed for eviction.
I really don’t know about service dog laws, I didn’t run into that when I was renting.
The last section 8 tenant we had was a single mother—late 30s maybe.
She and her teenage daughters turned my unit into a flophouse/brothel/drug emporium. Left $8000 worth of damage when she moved out.
No more section 8.
Great advice. I always take names and numbers - ask the same questions of everyone, write down the answers - then tell people I'll call them back in a few days to set up a time to see the property... After I have about 15 names I go through the list and pick out the 3 best ( one child or less, no pets/or one small dog, employed for more than three years in same place and working within 15 miles (less likely to move soon) etc. etc. Then I call all of them and set them up to see property within 15 minutes of each other.
NEVER take money from the first person who offers it... best to take the time to find the right person than to go through the expense of dealing with the 'wrong' person.
Based on your income statements, we cannot rent to you because your income sources are judgment proof. If you default on your lease and we sue you and win, we have no way to collect the monies you owe us...
Instead of that, say: "Our requirements are that your income must be at least 3 times the monthly rent. You must pay a deposit of twice the rent, plus the first month's rent in advance before you move in."
Never say; "first, last, plus deposit..." if you can avoid it. They will not pay the last month's rent and you will be left with only a small reserve for repairs. You want those two month's rent to cover potential damage, loss of use during repairs, etc.
You want to consult with your local or regional Rental Owners Association, not here.
Free advice.
You've owned and rented out a residential dwelling for three years, and don't yet know the answers to these questions?!
That's like saying, "I've been driving for 3 years. Can someone please tell me what those red, octagonal signs at intersections mean?"
Regards,
I love this discussion, although I cannot really recommend asking for legal advice on FR.
Check what your home insurance states about dog bites.
My insurance doesn’t cover if a trained dog bites. Don’t know if ESA falls into that category. We have a “no pets” in the lease.
Never ever rent to lawyers. A lawyer has enough money to buy their own home.
Do not give a reason you selected one application over another!
Your question suggests to me you need a Realtor or a lawyer or both!
We had one guy that was nuts ( threatened neighbors) but litigious and had a lawyer. Could not evict without a battle. We had to let his lease run out and notify him in writing it was not being renewed. All we said was we had “ other plans” for the property
We collect first months rent and last months rent and a smaller deposit
That way we know we’ll get rent for the last month
And we only have to pay interest on the deposit
Some interesting opinions here, duly noted.
I’ve been a landlord for forty years. So here is what has worked for me.
First step is a great application form in which they tell you about financial, previous, etc. Do not break the law on this form. Get permission to investigate anything.
Prior to accepting a tenant, do everything oral. Never promise or state anything in writing. email and text are not your friend.
Don’t take the first one. Choose the best one. Financial is the best way to reject, but offer no details.
A written agreement is worth everything. Make the clauses protect you. Have a severability clause at the end in case laws or interpretations change.
Being the lowest priced may get you a better tenant, but there is no guarantee that it will work. It does ensure low turnover, which is worth it IMHO.
Inspect frequently. Write up discrepancies, especially at the start.
Run it like a business. If you have a soft heart, you will regret it. Their aunt is always sick etc. Too bad, rent is due on the first, late charge on the (pick your date), followed by a three-day eviction notice.
Sooner or later, you will get a bad one and have to evict. Here you will have a choice: possession immediately if you seek no money, or long delays. Obvious choice for me, because you can never collect on a judgment. Bite the bullet and learn from it, ie, never let them get behind.
Good luck, you will need it!
“... three years, and don’t yet know the answers to these questions?!”
1-4 is for discussion ...
Thanks to our control hungry lawmakers, the market and conditions keep evolving. Even after ten years I still expect to learn something new each day.
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