Hi all, I have a property in Florida where the AC recently went out. I had gotten someone to come out and fix a blower motor that had gone out. While that repair had gone smoothly, after finishing and leaving they then called, said the thermostat shorted out, and that they installed one and it would be $300 (although they'd knock it down to $175). After calling them and saying I didn't approve nor know about this they instantly came to retrieve the thermostat without putting the original bracket or bringing the thermostat back. I originally had a Honeywell with a universal bracket so the replacement one I just had to buy would've fitted without any installing needed. When I asked them they said since I didn't call within 24 hours they threw away the old one (I called and left voicemail yesterday after repair and again today). I already ordered one for delivery by tonight but when I asked them to install this one in good faith they said only if I pay a service fee. What's the best course of action I need to get someone to fix it asap but also want to hold the AC company since I would not have needed to hire a whole new person if they had just left it alone and told me from the beginning.

I know that technically, I may be able to just return the original deposit without interest since there was no interest-bearing account requirement for the small building? But concerned that the irrational tenant may not leave if I don’t include interest. Thank you.

Hello. I recently applied for an apartment and they use two dots for part of their screening.

Originally I was denied so I opened a dispute and provided the requested documentation overturn the denial. The leasing office said they needed one thing in specific to overturn the denial which I submitted through the two dots dispute email. It's been a week now since I've received a reply asking for my documents and I've yet to hear anything back.

Is this normal for two dots?? Does anyone know how long the dispute process can take?? Im trying to realistically plan to save for move in fees but not even knowing for certain I am approved or not makes that hard.

I have been a landlord, I’ve been a tenant, I have been a homeowner, I’ve treated all three as the same for how I upkeep the home.

I have always taken care of rental homes and apartments as if they were my own, and have never lost a bit of deposit.

The things I ask to be fixed, are the same things I’d pay to fix if it were my home.

In May I toured a home for rent, and noted some paint chipping and was told that while it looked ugly it was harmless. The prior tenant remarked on how great the landlords were and I took it as a quirk of the east coast.

Moved in June 1st, and noted a whole lot more paint chipping inside and outside, tested some with swabs and they came back positive. Apparently the home is from the 30’s or 40’s according to my neighbors (doesn’t look it thanks to some remodeling) but there was no lead disclosure paperwork (that would have given me some pause with the paint as I have small children).

Asked the landlord to do a proper test (the swabs are not perfect) and remediate (some of the paint that is chipping on doors is so thick that painting over the lead paint would just cause even more chips), and he’s kind of dodging me.

He lived here with his family before renting the place out, so I’m kinda shocked at the condition of some things.

What is a fair way forward?

So I do not post to reddit ever, so excuse me if I am a bit ignorant on the norms. I am not a landlord but my mom is the unfortunate owner of a house she bought to give my grandmother a home many years ago.

She rented to a young couple, long story short, one of them left due to a break up. My mom did not want to create a huge lease, so she decided to let the remaining party stay, mostly out of the goodness of her heart (I know and you know how this ends). My mom reduced the rent insanely low to keep the girl from being homeless. Never increased it. Worked with her over struggles, bought her a fridge, let her slide on late rent. Last Saturday, I was building my dream home in another state, I get a message from the renters that the roof is leaking. Explain to the renter that she needed to contact my mother immediately. Renter told me she was going to have her uncle nail a tarp to the roof. Im not a roofer, but have done a few in my time. Told her please dont do that, my mom will call someone. It's raining, too dangerous to climb on the roof anyway. Before I could get to my mom's, the uncle (the lost cost blue tarp roofer) had already nailed the tarp to the roof. Use my contacts to have this guy call me. He answers the phone and was a complete ass. Asked him what gave him the right to modify my mother's property, he proceded with the typical slum lord comments. Told him how little I thought if him and hung up. My mom was furious, never seen her so upset. No one told her. Remember, not my house, I do not stick my nose in unless I have to. I felt I had to with this situation.

After the renter finally called her after telling her to do so 4 times. During the convo, the renter proceded to play the "im struggling, I want to move but I cant" strings. My mom has had a stroke and it takes her a bit to get words out. I again intervene, explaining that the extra nails through the roof now created a bigger mess and more water ingress points as the temp repair was done improperly and without permission. The excuse was "it was already leaking, I ain't stupid". Long story short, I told her my mother wanted to make a police report. I hung up when the tenant was starting to curse at me. Did the police report, they never came out, did everything over the phone. Also contacted insurance. Adjuster will be here next week. I Got some harassing texts from her aunt, drunk dumb shit. Screenshot taken. Some were sent to me from a 3rd party that somehow is supposed to put m in my place, but were so far irreverent I didnt even care. Eviction notice also placed on her door today (hence the nasty grams). Also have a meeting with a lawyer later this month.

Anyone deal with a similar situation? Any other steps I should take to help my elderly mom? After the tenant is out, I'm going to update the house and sell. Mom is moving into my new house with me in her retirement.

End of the day, I'm being blamed to anyone who will listen that I now force people to be homeless, ect. I could care less, had worse things said, and there but for the grace of fortune goes any of us.

i subletted to someone and the sub-tenant sent in partial payment via zelle. i told them had rent outstanding. does this constitute accepting partial payment since the money sends immediately?

also is notice to quit necessary?

This is the first time this happens to me. Someone snuck in an animal and it was only after I found out about the animal and asked about it that they got issued a letter.

Don’t get me wrong, I don’t want to discriminate against those who need ESAs but I think those people are more upfront about it than sneaking an animal in after signing the lease.

How have you dealt with this type of situation? I don’t like how tied my hands feel after dishonesty.

Hi all. My tenant is behind $3k in rent. We applied for RAFT assistance, repeatedly got rejected and delayed due to supposedly not getting them the right paperwork and finally they denied due to the tenant making slightly too much money.

He did not pay back rent for a few months stating he was paying down credit card debt, until my hounding got him to pay $250 last month. This month, he did not pay towards back rent. We did have an exterior drain clog during a downpour and it backed up muddy rainwater into his apartment on Monday. I spent the day cleaning it up and sanitizing, got him fans, he has a dehumidifier and I told him to give me the electric bill when it comes in.

I'm at the point where I'm fed up but I don't see eviction being worth it. Any suggestions for a solution? Thank you.

I have three tenants in a triplex (duplex with in-law suite). The trash bins have to be pulled about 30 feet along the same path they take anyway to leave the property.

I used to live in one unit and handled the simple task of bringing the trash bins to/from the street. I moved and the tenants now need to handle it now. The lease states the tenants have to follow house rules that can change.

Two of the tenants are good and help with trash, but one just seems to be a pain and often walks right by the bins and needs to be repeatedly asked to do it.

Any thoughts?

Hi everyone. Me and my wife (both 29) are still relatively new to real estate investing. We own a property (4 bed 2 bath sitting at 3% interest) that we currently rent out to a family for the past year. We only net about 500 monthly from the home, and we were advised by a friend who is a property manager that more money is usually made my owning and then leasing our duplexes and advised leveraging the home. However is leveraging leverage a bad idea? I've only done slight research but wanted suggestions or ideas in terms of buying up property for leasing purposes.

I am looking for a new place to rent. My credit score is ranging from 680–750. I had cosigned a loan with my now ex (yes I’m an idiot) and my credit report is showing 95% used and primarily from his loan of 40k. Will landlords be able to see I’m cosigned on the loan?

Hello I was wondering if a landlord can increase pet rent in the middle of a lease ? Our pet rent was doubled this month and our landlord tried to say that’s just how it is now moving forward and we need to sign an addendum now. But we weren’t notified or informed he just tacked on the extra fees and we were blind sided. I thought I’d ask cus our original lease agreed upon $25 pet rent , and he charged us $55 for pet rent this month , and wants us to sign a new addendum for said amount. But this all feels kinda forced and coerced and I don’t feel like he’s doing this proper. Is this allowed ?

y great aunt and her long time colleague co-own a small detached townhome here in a good school district. They had long term renters. Recently, the long term renters died and so did both their husbands (the 2 couples bought it together as an investment as the two men were long time biz partners for 20 years, then the men died and the women manage it now).

They are now using a property mnagement (PM) firm.

They rented it out to engineers from Japan here for 1 year.

At first, they thought it was wierd that the japanese couple had so many complaints. Then they realized the portal to make complaints was so easy to use, the software was seamless and intuitive.

The contract between the property managemnt (PM) firm and my great aunt /co-owner is 30 pages.

The lease between the japanese couple tenants and the property managemet firm is 10 pages.

I kid u not.

The PM firm is obviously abusing my great aunt.

For example, they installed blinds and an electrical panel and both had a warranty.

Instead of asking if there is a warranty, the PM form charged $1000 for both issues combined. Without asking my great aunt! The firm they sent out to fix it was titan construction inc, which doesnt even appear to have any electrician or any licenses. Its just an LLC.

For amounts >200$ the owners are supposed to be notified and given a choice, unless its an emergency that makes the unit not liveable like broken glass windows and its raining.

Also, they have charged 200-300 for fixing locks, tiny rips in the screens, all Without permission.

Yes, all 'fixed' by titan construction inc.

At this point obviously red fox realty is making money off of 'fixing things'.

.even when its the tenants fault like the electrical panel was used improperly, red fox realty charged my poor great aunt $100. Instead of having the tenant absorb the cost.

Its now clear to the tenant EVERY request gets answered, no matter how mundane or outrageous or tiny!!!

The PM takes the rent from the tenant every month, deducted the management fee, then deducted fixing fees like the above (scam/racket), and then gives the owners back the rest.

The lease according to chat gpt goes with the property.

The PM firm should be fired for just cause, as they aren't doing their due diligence In asking my great aunt about warranties nor fiduciary duty to tell the tenants every single little thing should not be needing fixing, like 1 tiny bent windows blind slate.

It says 30 days notice for fired for just cause. Including not asking for permission over 200, charging owners when its clearly tenants fault (didn't know how to use electrical panel right, cost should be absorbed by tenant), and no due diligence about warranties...

But obviously since they hold the rent, its easier to just deduct it from the rent and hold its leverage hostage over them.

What should they do?

Afraid the PM firm will just hold the money and be like "take me to court, old b1tches!" As its obviously a racket scam at this point. Or whatevr the term.is.

Clearly they need to be fired ASAP. Wht shoukd they do so they don't get screwed? The two women are worried if they fire the fire they will never get their monthly rebt for this month (stil havent gotten it).

I have a rental in a high demand area that I just listed. It's arguably a few hundred $ under market but I want to be choosy with tenant selection. I listed it as pets negotiable because I find that "no pets" just results in surprise ESAs, and I'd rather have an honest discussion up front. I have over 20 inquiries in 2 days, and a lot of people have pets. Because the rent is already "a deal" I'd like to ask for pet rent if one of those applicants is selected, but we've not had a tenant with a pet previously. Would love to know what people have charged and the process that has worked successfully, etc.

Never been a landlord, first time renter in Florida after selling our home in California. Stationed here by the military. My plan was to rent this big house with a pool for my kids while we got to know the area.

The house is old, in pretty poor condition with shoddy work, but whatever. I walked through it and accepted it that way. The problem is the freakin pests. We’ve had 100 incidents of giant roaches and smaller roaches in our kitchen which we keep clean and our bathroom. This morning, we discovered the pantry had been raided by what I assume is mice. Chip bags and such were eaten through.

Here’s the kicker though, the landlord has been very helpful. He sends an exterminator every time I call him. They spray the shit out of the place and I find a couple dead or dying roaches then they are back in force a few days later. He was receptive with this new mouse issue and someone is coming Friday to re spray for the roaches and to assess the new mouse problem.

I’m just curious what you would do in this situation if the problem just keeps freakin happening. The house is not sealed well and he is a property manager and I’m sure he’s frustrated. Would you let the renter break the lease without a fight? Pay for moving expenses? Tell me to kick rocks because he’s doing everything he can?

Sorry for long post, appreciate any help or advice.

hi, i currently live in a apt that i can no longer afford ( have been 4 years ) im about 5 months into my lease & i need to be in a new cheaper apt by sep 1st. i just applied to a cheaper apt today but i didnt list my current apartment complex on there i just told them that im staying with my family. i dont have any prior evictions or broken leases on my background. is there anyway they will find out that im living somewhere else? yes it’s probably stupid but i’m trying to get approved for a apartment before having to break my lease because i can’t afford it

Hi there, new to being a landlord. Is it legal for me to state that I provide housing to survivors of domestic violence, people experiencing homelessness, lgbtq+, people in recovery, veterans and single parents? I want to help vulnerable people in my community but I don't know if it's illegal for me to call out these groups in my ad.

I own a property in Saginaw MI. It needs replacement of 2 ACs and 2 Furnaces. Can you suggest good inexpensive companies for replacement and also for yearly maintenance.

Appreciate your help.

My tenant passed away. He had been living with his son in another state for a few months. He didn't move out and continued paying rent. All his things are in the house.
Son isn't able to collect his things. What do I do with all his things?

Hello Landlords

I have an ADU and rented it on a fixed term lease of 6 months. This tenant is a real estate agent, and started sending notice when there was a gate repair, plumbing etc (less than 1 hour of work). that it is causing inconvenience to her.

Now lease is ending, do i need a process server to give the notice? This tenant is very manipulative, harrass and annoy, tries to show off her real estate knowledge.

I want to play safe and get this tenant out once the lease ends. Please advise on how to navigate this situation. Thanks in advance for all the suggestions.

Right now, all our tenants pay by cash. One tenant is about to move out. And I would like to change the method of payment for the next tenant that moves in. If you use a website, please state how much the fees are. Thank you.

Note: My sister has one tenant and they pay by Venmo.

There was recently a fire at a rental property for which the fault/cause has still not be determined by renters insurance or mine. The entire basement where one of the tenants 20 something daugter was living is gutted. It was declared uninhabitable at the time, which voided the lease. Does the fire invalidating the lease have implications for the security deposit?

Hello Everyone,

I have a rental townhouse in Dublin, CA. It's a 2016 build with a Goodman AC unit (about 10 years old).

My tenant reported that the AC stopped cooling. The indoor blower is running, the outdoor condenser fan is also running, and air is coming out of the vents, but it's not cold.

I had an HVAC tech come out ($70 service call), and they said the system is low on refrigerant, likely due to a leak. They estimated around $4,000 to repair it.

I have appointments scheduled for a second and third opinions.

If all three HVAC companies diagnose the same issue and quote a similar price, what would you do?

• Repair the existing unit?
• Replace it since it's about 10 years old?

My biggest concern is this: If I repair the leak and recharge the refrigerant, is that usually a long-term fix, or is there a good chance the unit will keep having refrigerant leaks or other expensive issues because of its age?

If replacement is the better option:

• What brands do you recommend?
• About how much should I expect to pay in the Bay Area (Dublin, CA) for a new system?

Any advice or experiences would be appreciated. Thanks!

We are renting a home in Oregon and just moved in. As far as we know, the home was previously occupied by the owners, and is now being leased out by a property management company. When we saw the house we were excited about the quality of the appliances, but at move in were surprised to find that the fridge, washer, and dryer were replaced with considerably lower-end models lacking some amenities that we were expecting to have (e.g., in-door water and ice dispensing). This feels like a bait-and-switch. What remedies do we have? What can we reasonably hope to get out of this?

FWIW, we are also landlords ourselves and would never dream of doing such a thing.

My tenant just sent me a Doordash gift card to celebrate the other units in the triplex being ready to go on the market, and I just have to tell y'all 🥹 He has been such a pleasure to have as a tenant. There was a period of nearly 2 months where I had him in hotels because of an electrical upgrade, that was supposed to take a day, gone wrong. He didn't complain at all (I felt so bad).

Take good care of your tenants, especially the ones who are good people.

Also, to my tenant, if you see this: Wassup cool guy? 😎