Need advice on my new tenant

[z1ggy]

Edit: Admin if you see this, could it be moved to Off Topic for more visibility? Done.
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Maybe some of you remember a few months ago I was asking for advice on becoming a landlord. Well, long story short.. My house would just not sell and I was offered a new job and I had to move. The only way out without leaving my house on the market to drain my wallet was to rent it out. I found a tenant who I did not personally know, but works at my company to rent it.

She came through for a walk through approximately 3rd week of April. She had no complaints, did not tell me XYZ needed fixing, etc. Well, she moved in yesterday and now has a laundry list of complaints. Some are valid - the cleaning crew I had come in missed some spots in the bathroom, which I apologized for (but not much I can do about it, I live out of state 3 hours away). The real kicker here is she is complaining about "old paint" and "dirty ceilings" and is saying she needs to spend her own time to to repaint and tiddy up the finish. The only rooms in the house that don't have new paint are the kitchen and 1 bedroom.

I acknowledged some of the paint in the home is old, and that I'd pay for supplies for her to do the job. However, she signed a lease which clause 21. stated she accepted the property at the time of signing as is. Ie, anything she deemed unsatisfactory should have been brought up at that time, other than any thing that broke or got damaged between signing and move in. Interior paint that is old/fading isn't considered unsafe/unsatisfactory living conditions in this state, so I do not personally believe I am legally obligated to fix this. I must state, I'm not a lawyer so I can't say that with 100% certainty.

She also asked to rip up my carpet to reveal the hardwood underneath. Based on the picture she sent me, the floors did not look finished. Meaning, not stained/varnished and would probably be susceptible to water/moisture damage. I told her I was not in a financial position to have that done right now. I'm slightly worried she will rip the carpet up anyway because they are "old". She is right, they are indeed old, but I couldn't afford to replace them and I don't have the personal time to go sand, stain, and seal them.

What would you do in my shoes? I want a good relationship with her, and I also want her to be happy, but I don't want to get taken advantage of.

 

[Humpy]

She pulled up a part the carpet and took pictures?

Send her a bill for the damage along with highlighting the part of the lease that covers tenant caused damage or modifications to the property.

 

[cbrunny]

My advice: a happy tenant gives you money. An unhappy tenant gives you problems.

 

[herm0016]

She pulled up a part the carpet and took pictures?

Send her a bill for the damage along with highlighting the part of the lease that covers tenant caused damage or modifications to the property.

yep. don't put up with it.

 

[z1ggy]

She pulled up a part the carpet and took pictures?

Send her a bill for the damage along with highlighting the part of the lease that covers tenant caused damage or modifications to the property.

The ends by the door were worn and were already kind of coming up. When I lived there, I had 2 cats and they were dicks and one day decided to tear at where the carpet meets the door frame. So she didn't cause any new damage, but I flat out told her when she came to see the property, the carpets had those fray spots. I showed her, too.

But based on the person above, I think I am going to just concede and let her paint the 2 rooms, and pay for the cost of supplies. If she starts off the lease by being pissed at me and resenting me, she'll be one huge PITA the entire time she lives there. It's a small price to pay I suppose to shut her up quickly.

I'm not pulling those carpets up though. I'll do the sanding and varnish myself once she moves out.

 

[Humpy]

Is she just going to paint right over the dirt and boogers and slop it all over the window frames and light fixtures so it takes three times longer the next time it needs painting?

Yes. Yes she is.

 

[gururu2]

I generally let them paint if they pay for everything. That is something you will be expected to do anyway when you switch tenants. If the carpet is crap, then I would also let them spend money to do the upgrade, which it is if its hardwood. You might be legally entitled to finish the floors IF you give her permission to remove the carpet as it might be considered uninhabitable flooring. Get her in writing to say she will finish if she removes the carpet. Otherwise don't give her permission and warn her that she will be responsible for all repairs if she does.
Always cover yourself first if they want to do anything beyond what is inhabitable. If they want to pay for something, only let them do it if its something you would do anyway. Its your house, your baggage and you may have to fix, change, repair anything they do for the next tenant. I had a tenant put shelves up all over one of my units and he promised that he would leave them so I naively said ok cool. Last day he took them all out and did a shitty repair job on all the wall anchors which I had to fix...never again.

 

[DrPizza]

Welcome to hell. Been there, done that, coworker of my wife's - a nurse. Steady job, coworker, what could go wrong?

If I were you, I'd appease her by letting her take the cost of the paint off the lease for those rooms that hadn't already been painted, along with some sort of allowance for doing the painting. In the grand scheme of things, a couple gallons of paint and maybe $50 off the rent for doing the painting is a hell of a lot better than having her move out at the end of the lease, having to find another tenant, and having the place unoccupied for a month or two, also incurring routine cleaning costs on your part.

Also, you're only 3 hours away - that's really not that far, at least to me. You could discuss that maybe the two of you can figure out the carpet/hardwood thing in the near future. In my opinion, no one is going to put down hardwood flooring, leave it unfinished, then carpet over them.

 

[JSt0rm]

Sounds like she wants to make the place her own (thats a good thing). I would try to accommodate if she is a good tenant with a job you know about.

 

[drnickriviera]

Is she just going to paint right over the dirt and boogers and slop it all over the window frames and light fixtures so it takes three times longer the next time it needs painting?

Yes. Yes she is.

X2 I don't let my tenants paint they always do a terrible job.

If you do go through with it, get the color approved by you first. Something neutral that can be used again the next time you rent it. And tell her under penalty of death to leave the rest of the paint with the house when she moves so you can use it for touch up.

 

[z1ggy]

Thanks for the input guys, I know a lot of you are landlords, or know a person directly, who is.

I got a quote from my old Realtor's painting contractor. $350 for the whole job, he's insured and I know it'll be quality work and not some shit job that she might do. This way I can also say, "well tenant, I am going to have a pro do the job so I save you the time and effort of the job yourself, plus it will look great." See? Look how nice I am.

She was going to charge me the labor of a pro to do it herself, why the F would I not just have a pro do it???

As far as that hardwood goes... Dr pizza idk man, they looked very... "satin" looking, ie not glossy. Most hardwoods I've seen that were varnished, even with the non glossy finish, give off a little sheen. These looked very dull. Just not worth it right now. I don't have the time this week to go up there and she is moving in 100% this weekend. Maybe later on if she wanted to remove the furniture in the bedrooms, I'd do the job myself because I've done it before. But.... I doubt she will want to do that. I know I wouldn't.

 

[Humpy]

The wood floor might have just looked dull in the picture from the dirt/dust that filtered through the carpet. Still, leave the carpet for now to protect the floor for when you are able to sell.

 

[DaveSimmons]

This is why I prefer index funds to real estate, but in your case you didn't have a choice. I hope it works out.

 

[Mai72]

This is why I prefer index funds to real estate, but in your case you didn't have a choice. I hope it works out.

Grant Cardone has a portfolio thats worth over $400m and about $115m worth of equity. This pays him about 20% a year. Grant did it smart though. He does multi family apartments. The more doors, the probability of a greater profit.

No stock, index fund, mutual bond or 401k is going to pay out 20% profit a year. The best part is when it's paid off and you have 60 apartments just pumping out checks month after month.

 

[s0me0nesmind1]

I'm not a landlord, but from what I have heard from those that are....

DO. NOT. TRUST THEM. Don't trust them to be reasonable. Don't trust them to not damage things. Don't trust that they will pay you the rent on-time after failing to do so once.

This is no different. Take EXTREME caution.

For this reason alone, unless I am renting a $400k+ Home in a more wealthy neighborhood, I wouldn't trust someone in my current $140k home based on the probability of prospective tenants.

 

[z1ggy]

Update:

Paying contractor $250 to use the material she bought last night for about $150. Overall job costing $400. I wasn't planning in this occurring, but this is the game you play when you rent out property. I figure one way or another this was going to happen at some point, so I'm trying to take a positive spin on it.

 

[s0me0nesmind1]

Da Fuq? $150 in material? I can get 2 gallons of paint for < $60... and that's the good stuff.

Why did you let her pick the materials without a price point? That's insane IMO. I mean, things could be worse, but the way I figure it is this is very early in the game - she might think you will pay for all kinds of shit.

 

[gorcorps]

My first knee jerk reaction is to tell her to fuck off, and charge her for pulling up carpet. She's a renter... ask her if she'd pull the same shit in an apartment.

HOWEVER, given that you've had problems selling the hose she may be giving you an insight as to why. Her complaints may be similar to how other people felt, and now she's giving some incentive to freshen up the place. I'm not saying to bend to all of her demands immediately because she's just renting, but keep them in a list for things to do as you can afford them. Offer to align contractors to do extra work if she agrees to pay for it (monthly on top of her lease if necessary). You never know... if you get it the way she wants it she might even buy it herself if you offered down the road.

 

[NetWareHead]

-Remind her of her acceptance of the apartment under its current terms and conditions. She saw it in this condition and has her opportunity speak up or not sign a lease with you. Gently remind her that you are not obligated to fix anything unless broken.

-After this point, especially if you have found a pro who can paint for $250 the areas discussed (pocket change really when you look a the big picture). If the areas look old, concede this point to her and it will make her happy. If the painted areas look old, you will need to do it anyway at some point so why not generate some happiness on her part that you will also benefit from?

-Do not allow her to rip up carpet.

-Dont allow tenants to do their own work. They always screw it up or do shit work that you will need to spend twice as much effort later undoing. Agree with what has been posted here in this regard. You want to be able to turn over the unit at the end of her tenancy as soon as possible. Dont let her do work which will just inevitably add to your work list later on.

This tenant sounds like a problem already IMO. Too complaining and not realizing the contract she signed accepting the unit in current condition. Sounds like she is trying to push your buttons and get a feel for how far she can push her position. Not saying you need to make war with her but its not comforting (were I in your situation) to know I am in bed for at least the next year with this type of tenant. Tread carefully, smile and be professional, stay legal and aware of your (and her) rights. Keep everything documented. Good luck.

 

[z1ggy]

Da Fuq? $150 in material? I can get 2 gallons of paint for < $60... and that's the good stuff.

Why did you let her pick the materials without a price point? That's insane IMO. I mean, things could be worse, but the way I figure it is this is very early in the game - she might think you will pay for all kinds of shit.

I told her she should use the Behr premium or equiv, which is about $43 or so a gal after tax. I'm letting 3 rooms get done: Kitchen & 2 bedrooms. Two of them are yelloe and they are all becoming neutrals.

-Remind her of her acceptance of the apartment under its current terms and conditions. She saw it in this condition and has her opportunity speak up or not sign a lease with you. Gently remind her that you are not obligated to fix anything unless broken.

-After this point, especially if you have found a pro who can paint for $250 the areas discussed (pocket change really when you look a the big picture). If the areas look old, concede this point to her and it will make her happy. If the painted areas look old, you will need to do it anyway at some point so why not generate some happiness on her part that you will also benefit from?

-Do not allow her to rip up carpet.

-Dont allow tenants to do their own work. They always screw it up or do shit work that you will need to spend twice as much effort later undoing. Agree with what has been posted here in this regard. You want to be able to turn over the unit at the end of her tenancy as soon as possible. Dont let her do work which will just inevitably add to your work list later on.

This tenant sounds like a problem already IMO. Too complaining and not realizing the contract she signed accepting the unit in current condition. Sounds like she is trying to push your buttons and get a feel for how far she can push her position. Not saying you need to make war with her but its not comforting (were I in your situation) to know I am in bed for at least the next year with this type of tenant. Tread carefully, smile and be professional, stay legal and aware of your (and her) rights. Keep everything documented. Good luck.

Agree. Plus, all this cost is tax deductible on my return next year. I do think she is trying to test me a bit, in conjunction with trying to turn the place into "her own." The part that annoys me is that she saw it once before and agreed it was good the way it was. Yes you don't see every little detail, but paint should be one of them.

This morning she asked if I would pay to replace "some" of the blinds b/c they are "disgusting and full of dirt and dog hair". More to come.

 

[NetWareHead]

This morning she asked if I would pay to replace "some" of the blinds b/c they are "disgusting and full of dirt and dog hair". More to come.

I go through an apartment after each tenant vacates and do a thorough cleaning as if my own mother were coming to visit me. The kind of visit where she will run the white glove along the window sill as a test. Yes its anal on my part but it eliminates the kind of crap you just posted about.

Now she is pissed off about the blinds which she may not have even noticed in the first place were it not for the dog hair. You could say no to her if she complained about the [clean] blinds. But you cant say no to her if the complaint is that they are filthy.

 

[slag]

I go through an apartment after each tenant vacates and do a thorough cleaning as if my own mother were coming to visit me. The kind of visit where she will run the white glove along the window sill as a test. Yes its anal on my part but it eliminates the kind of crap you just posted about.

Now she is pissed off about the blinds which she may not have even noticed in the first place were it not for the dog hair. You could say no to her if she complained about the [clean] blinds. But you cant say no to her if the complaint is that they are filthy.

Blinds are washable and not that difficult to clean if they are the standard horizontal plasticy kind.

 

[s0me0nesmind1]

I told her she should use the Behr premium or equiv, which is about $43 or so a gal after tax. I'm letting 3 rooms get done: Kitchen & 2 bedrooms. Two of them are yelloe and they are all becoming neutrals.


Agree. Plus, all this cost is tax deductible on my return next year. I do think she is trying to test me a bit, in conjunction with trying to turn the place into "her own." The part that annoys me is that she saw it once before and agreed it was good the way it was. Yes you don't see every little detail, but paint should be one of them.

This morning she asked if I would pay to replace "some" of the blinds b/c they are "disgusting and full of dirt and dog hair". More to come.

Oh hell no. This first one was a test and you bit. Now she is just being a bitch.

Tell her she is more than welcome to (and is probably obligated to) daily house keeping of dusting and vacuuming. Replace window blinds over dust and dog hair? I would tell her to GTFO right now. That is insane and asinine to make this level of ridiculous requests this early in a tenancy.

 

[z1ggy]

Her POV is that she shouldn't have to clean other people's messes. She's obviously anal as sh!t if she's inspecting blinds for dirt/hair. I told my cleaning crew to wipe them clean, but apparently they did not. Some of them did look old/worn, but most of them are simply just "dirty".

But yes, she's def taking advantage b/c I'm younger, and she's older than I am, and we worked at the same company. If I was a grumpy old asian dude, 0% chance she'd be asking for all these things.

She also asked to remove the "handicap" railing in my shower. I said no.

 

[NetWareHead]

nvm, dp