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Andrea

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Reply with quote  #1 

I have a section 8 tenant that moved out of a rental house in Austin over the weekend (the lease went through 8/30) and didn't even bother to call me to let me know. She is going off the section 8 program, so I have no recourse with her there (i.e. getting her section 8 program terminated). I would like to sue for August rent and have a negative affect on her credit if I can, somehow. i.e. she abandoned the property--what is the consequence for that? Has anyone been though this or have suggestions on how to deal with it?

 

I will hopefully have the house re-rented for August 1 and then won't loose any rent. I don't want to put a lot of energy into this and can't physically go to court (since it is in TX) but if there is a fairly simple way to go after her I would like to.

 

I talked with her today and asked why she left without tell me, and she got angry and defensive--said she had left me 2 messages, etc. and then told me all that I had done wrong, etc. and why she was justified in leaving, and I could take her to court if I wanted, bla, bla, bla. She is pretty hostile.

 

I also have no forwarding address for her, so even if I was going to take her to small claims court, can you do that without an address?

 

Thanks for any advice. . .

metabolic_dude

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Reply with quote  #2 
Quote:
Originally Posted by Andrea

I have a section 8 tenant that moved out of a rental house in Austin over the weekend (the lease went through 8/30) and didn't even bother to call me to let me know. She is going off the section 8 program, so I have no recourse with her there (i.e. getting her section 8 program terminated). I would like to sue for August rent and have a negative affect on her credit if I can, somehow. i.e. she abandoned the property--what is the consequence for that? Has anyone been though this or have suggestions on how to deal with it?

 

I will hopefully have the house re-rented for August 1 and then won't loose any rent. I don't want to put a lot of energy into this and can't physically go to court (since it is in TX) but if there is a fairly simple way to go after her I would like to.

 

I talked with her today and asked why she left without tell me, and she got angry and defensive--said she had left me 2 messages, etc. and then told me all that I had done wrong, etc. and why she was justified in leaving, and I could take her to court if I wanted, bla, bla, bla. She is pretty hostile.

 

I also have no forwarding address for her, so even if I was going to take her to small claims court, can you do that without an address?

 

Thanks for any advice. . .

 

forgot it and move on . Good riddance of bad rubbish.

 

Jose


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taddyangle

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Reply with quote  #3 

Welcome to land-lording.

 

Honestly, not worth your time to pursue.  If you do get a new tenant in by August, then what is your loss?  If no loss the court won't award anything, and if it is only a few/several hundred, hardly worth your time to make the visit.

 

Unfortunately, I have been screwed many times by tenants.  Three have broken leases, I have evicted three families, at least three have left places trashed.  Overall, I would say I have probably lost $5-6k over the last three years due to this type of crap, which is just the cost of doing business. 

 

In an appreciating market, I never really concerned myself with this so much, but now I have become far more selective in who I will allow to rent, and I also now collect higher deposits.  I ensure that the renters meet the guidelines I have established, and if they do not, I immediately let them know they do not qualify. 

 

Good luck


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kevink

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Reply with quote  #4 
Quote:
Originally Posted by Andrea

I have a section 8 tenant that moved out of a rental house in Austin over the weekend (the lease went through 8/30) and didn't even bother to call me to let me know. She is going off the section 8 program, so I have no recourse with her there (i.e. getting her section 8 program terminated). I would like to sue for August rent and have a negative affect on her credit if I can, somehow. i.e. she abandoned the property--what is the consequence for that? Has anyone been though this or have suggestions on how to deal with it?

I will hopefully have the house re-rented for August 1 and then won't loose any rent. I don't want to put a lot of energy into this and can't physically go to court (since it is in TX) but if there is a fairly simple way to go after her I would like to.

I talked with her today and asked why she left without tell me, and she got angry and defensive--said she had left me 2 messages, etc. and then told me all that I had done wrong, etc. and why she was justified in leaving, and I could take her to court if I wanted, bla, bla, bla. She is pretty hostile.

I also have no forwarding address for her, so even if I was going to take her to small claims court, can you do that without an address?

Thanks for any advice. . .



Andrea,
I agree with Taddy.
No use in going after bad money.
Cut your losses and find a new tenant ASAP.
You should also blacklist her so when she tries to rent another place, it will show on her background check.
For help with this talk to my Austin realtor, Craig Ellmaker craig at ellmakerrealty.com. Also he's an excellent property manager and can probably find you a new tenant quickly!

Cheers,
Kevin
reisuccess

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Reply with quote  #5 
Quote:
Originally Posted by taddyangle

Welcome to land-lording.

Honestly, not worth your time to pursue. If you do get a new tenant in by August, then what is your loss? If no loss the court won't award anything, and if it is only a few/several hundred, hardly worth your time to make the visit.

Unfortunately, I have been screwed many times by tenants. Three have broken leases, I have evicted three families, at least three have left places trashed. Overall, I would say I have probably lost $5-6k over the last three years due to this type of crap, which is just the cost of doing business.

In an appreciating market, I never really concerned myself with this so much, but now I have become far more selective in who I will allow to rent, and I also now collect higher deposits. I ensure that the renters meet the guidelines I have established, and if they do not, I immediately let them know they do not qualify.

Good luck


Wondering what are some of your guidelines to screen out people immediately?
reisuccess

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Posts: 278
Reply with quote  #6 


Andrea,
I agree with Taddy.
No use in going after bad money.
Cut your losses and find a new tenant ASAP.
You should also blacklist her so when she tries to rent another place, it will show on her background check.
For help with this talk to my Austin realtor, Craig Ellmaker craig at ellmakerrealty.com. Also he's an excellent property manager and can probably find you a new tenant quickly!

Cheers,
Kevin

Sorry I am not familiar.  Is blacklist a service a landlord can subscribe to verify or add names? 
Subcranium

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Reply with quote  #7 
As far as looking for good tenants, I think the current market conditions can get you some really good ones.

Look for people who owned and are now renting. That's what my wife and I are doing now. (Our current neighbors are selling to rent, as well.) We are great renters. We left the last place in great condition. We used a professional cleaner on the way out to try to get as much deposit back as possible.
SoCalStan

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Reply with quote  #8 

Quote:
Originally Posted by Andrea

(a whole buncha stuff that many landlords can relate to, until it comes down to .......)

I would like to sue for August rent and have a negative affect on her credit if I can, somehow. i.e. she abandoned the property--what is the consequence for that?

 

Thanks for any advice. . .

to paraphrase an old Olivia Newton John song ......

 

Let's Get MetaPhysical .....

 

Do you REALLY want to be the cause of anything Negative? 

 

Consider the Universal Law of Cause and Effect, and understand that the two are not seperate - Cause IS Effect.

 

 

 

You are on track to place another Renter into Your House, and it sound like you will be out very little money in the process.  Good for you there.   So Now, lets look at something proactive you can do from this point forward.  OK? 

 

1 - Define Your Ideal TenantRight down to their signature on your Lease Agreement. 

Are they Single?  Male?  Female?  tudent?  Professional?  Blue-Collar?  No Collar?  Spiked Collar?

Are they Married?  With Kids?  Pets?  In-Laws?  Furniture? 

Are they ..... Artistic?  Industrious?  Creative?  Stoic?  Happy-go-Lucky?  Loners?  Athletic?  Interesting?

There are LOTS of Tenants.  Make sure You know who you want.    

 

2 - Do what you need to do to Attract Your Ideal Tenant.  

Now that you know who it is You want, Do what needs to be done to attract them.  They are out there ..... even in the land of Section 8. 

 

If You find that Your Ideal Tenant is vastly different than your current renters, you might need a different type of House to suit what it is they, Your Ideal Tenant, is looking for. 

 

3 - OK ..... here's the hard part ..... Define Who YOU ARE as YOUR Version of an Ideal Landlord Property Owner

That last Tenant didn't just materialize out of thin air - they were attracted to your Situation for a reason. Learn from Her, or You will repeat that sme lesson with another similar Tenant.   

This is typically the part that NOBODY wants to face or admit, but I've met verrrrrrrrrrrry few people that were "the Perfect _________."  We ALL can use an ungrade.  We sometimes just forget to remember that.

(for those of you reading this and thinking this does not include you ..... it ESPECIALLY applies to you!)

 

 

Like Attracts Like. 

Dislike Attracts Dislike. 

 

 

You can Create in Your Life what it is You Desire.  Yes, even the kinds of Tenants you Desire.  But first, You need to Set in Motion that which Attracts to You what it is You want in Your Life, which is most often done by taking stock of Your only REAL commodity - YOU - and seeing what needs to be Enhanced, and what needs to be Polished. 

 

If you would like to know more, I'd be happy to talk with you. 

Good Luck Andrea! 

 

~ Stan ~


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Gestures from the Heart Create Lifelong Impact
Sunday November 21st ~ Marriott Mission Valley
8757 Rio San Diego Drive - San Diego Calif 92108
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Andrea

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Posts: 49
Reply with quote  #9 

Stan--thanks for the metaphysical response! I agree with you. Actually, I inherited this tenant from the past owner. NEVER would have rented to this family of 9! Your methods are good, and I am fine with getting a tenant I like, I just wanted to see if I could DO SOMETHING with this tenant.

 

But, the whole situation has stressed me enough today, so I am probably best off changing the locks (!!!) and moving on and letting it and the stress of it go.

 

Thanks for all the great responses!

luke4king

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Reply with quote  #10 

Wow! Nice job on the rehab!

Is it difficult and/or expensive to turn regular doorways into arched entryways?

Subcranium

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Reply with quote  #11 
Pardon me, but section 8? That's how Klinger tried to get out of the army right?

Are these people crazy?

SoCalStan

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Reply with quote  #12 

Andrea, there absolutely is something you can do TO this former Tenant, but to do so will only keep Her in Your Life longer.  I don't think that is what You afre really looking for right now.   

 

 

Cut the Cords.  It will actually cost you less in the Now, and a whoooooole lot less in the Then. 


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San Diego Basket Brigade 2010
Gestures from the Heart Create Lifelong Impact
Sunday November 21st ~ Marriott Mission Valley
8757 Rio San Diego Drive - San Diego Calif 92108
http://www.SanDiegoBasketBrigade.com
taddyangle

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Reply with quote  #13 

Quote:
Originally Posted by reisuccess

Wondering what are some of your guidelines to screen out people immediately?

 

I ask various questions when screening over the phone.  I ask who is going to live there, where they work, how long they have worked there, work phone number, if they make more that 3 times the amount of rent, where they currently reside, etc.  I also let them know a credit check will be completed, rental references will be checked and employment will be confirmed.  I then ask then to drive buy the property and if they are interested to call me back and I will schedule a time for them to see the inside.

 

I can screen most of the garbage renters out this way.  Single Moms with 5 kids that work at Walmart, Domestic Violence, etc.

 

I recall my first time trying to find a renter.  This was for a one bedroom in Palm Springs.  Nothing but dirt bags, one was so bad that when I ask for the $20 screening fee she said she had to go to the ATM, returned (dragging her 4 year old) and told me she had no money in her account.  Had a few other like that.  I finally get a middle aged women, dressed nicely and even had a new Honda car.  I am thinking to myself, finally a good candidate.  After talking for 5 minutes I discover she is on disabilty, recently filed for bankruptcy, and is splitting from her alchoholic husband.  Anyway, take the time to thouroughly screen over the phone, so you do not waste time showing the place to people that do not qualify.


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wordlink

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Reply with quote  #14 

SoCalStan,

 

I, for one, really liked your post. It is very important for my mental hygene to not get caught up in the moment by moment, and to take a step back and center myself on bedrock.

 

The Law of Mind responds to our input, and that is very comforting.

 

Thanks for the reminder.


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Wesley

Bent Tree Financial
RonaldStarr

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Reply with quote  #15 

Andrea—CA---------------

 

It seems, while you got a lot of responses, that you did not get them from people familiar with section 8 rentals.

 

First, for her to get section 8 assistance at her new location, you have to sign off on her no longer being in your property, otherwise the payment from the housing authority comes to you.   You should be able to get the Housing Authority’s portion of the rent for 30 days after she moved out.  Perhaps you will get a payment from them for August.  I believe that legally you are only entitled to the portion for the 30 days after she moved out.  I’d avoid taking more money than that to which you are entitled.

 

You cannot “blacklist” her unless you below to a credit-reporting agency.  You are unlikely to belong to such unless you are a member of the local rental housing association in that area.

 

However, you can report this bad behavior to the housing authority and they likely will take her off of the HAP program, meaning no more section 8 for her. 

 

Good Renting and Good Posting**************Ron Starr***********

Andrea

Junior Member
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Posts: 49
Reply with quote  #16 
Thanks Ron. Unfortunately, she is going off the section 8 program on her own, that is why she moved out early. They will NEVER let her back on, the already assured me of that. But, as far as I know, she doesn't want to be back on. If she did, I would have LOTS of leverage!
RonaldStarr

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Reply with quote  #17 

Andrea--CA------------

 

Oh, I didn't know that.

 

Good Investing*********Ron Starr***********

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