Screening, screening, screening

Get the point? SCREEN your applicants. I can’t emphasize this point enough. Whether you have a SFH or a multi-family unit…it’s imperative that you screen your applicants before handing over the keys. How? Have a locally compliant, well- composed lease outlining expectations and requirements for your tenants – and follow your own requirements. Say what you do and do what you say – it’s your job…

Lease Renewal

Some of my tenants, especially my long-termers, prefer to have a lease rather than M2M – and I’m perfectly fine with that arrangement. I write up a lease addendum saying that the lease continues for another year at ____ rent and all other terms remain the same. Just make sure that you both sign the lease agreement. Certain states require that a new lead disclosure statement is signed and a copy of the pamphlet is provided to the tenants whenever there is a change in the lease/rental agreement. As most of you know, you can get a copy of the EPA Lead Disclosure  Pamphlet here http://www.epa.gov/lead/pubs/leadpdfe.pdf and the National Safety Council provides this http://www.nsc.org/issues/lead/leaddisclosure.htm abbreviated outline of requirements for rental units.

Smoke detectors…again and again

Smokedetectors…again and again.
Same subject, same problem.  How do keep the batteries in the smoke detectors? Duct-tape?  I’m thinking the only way to prevent tenants from stripping the batteries out of the smoke detectors is with generously applied two-part epoxy…although we have found that Marinetex is a wonderful, indestructible, stay-put alternative.  Of course, when the batteries do quit – you’ll have to replace the entire unit, because extracting the batteries from the epoxy is, frankly, impossible.  I’m looking for some suggestions…everything I’ve tried has failed!  Help!

My rental criteria for pets.

I found a reasonably comprehensive pet lease on another site and made a couple of changes that I thought were necessary. You can access here. Let us know if you found it helpful – or felt additional changes were necessary, feel free to share your changes/modifications. Thanks!

My rental criteria for pets. SAE is a notation that service animals are exempt from the requirement.

I accept German Shepherds and most LLs do not, so you might want to add that to the list of rejected breeds that follows.

1P- Dogs must pass an interview that shows they have a reliable temperament and good manners and that their owner can control them.

2P- Dogs and cats will be rejected if they have any history of biting or attacks on humans or attacks on other animals.

3P- Dogs will be rejected if they are fully or partially of the following breeds, or appear to be of the following breeds: (SAE)
Pit-Bull, Doberman Pincher, Rottweiller, Akita, Chow-Chow, Tosa Inu, Presa Canario, Dogo Argentino, Ban Dog, any of the Russian Shepherds, Kerry Blue Terriers.

4P- Applicants will be rejected for misrepresentation of the breed of their dog.

5P – Mammals must have proof of current rabies vaccination and proof of neutering. (SAE- neutering, only, rabies vaccination required)

6P- No puppies allowed. Dogs must be 12 months of age or older, unless they are a terrier. Terriers must be 18 month of age or older (SAE)

7P- Applicants will be rejected if they say they will get rid of their pet in order to be accepted to rent the house.

8P- Applicants will be rejected if they claim their dog is never allowed in the house, or they will chain the dog in the yard.

9P-Applicants will be rejected for the possession of poisonous, dangerous, or illegal pets, or endangered species.

10P- No livestock and no noisy birds will be permitted, except in the farm rentals with written permission for the landlord. (SAE)

11P- Applicants can be rejected for intact animals and /or animal breeding. (SAE to neutering only.)

12P- Applicants can be rejected for not having their pet under control, turning their dog loose without a leash, and or being unable to control the pet.

13P- Applicants will be rejected if their dog appears to be dirty or badly cared for. (SAE)

14P- Applicants will be rejected if their dog appears to be fearful, wary of strangers, timid, or aggressive. Applicants will be rejected if their dog growls or glares. (SAE from timid clause only, not exempt concerning aggression)

15P- Applicants can be rejected if they do not know what they are going to do with their pet when they are not at home. The pet owner must have a plan for caring for the pet. (SAE- but note: service animals are expected to go with their owner; otherwise they probably do not qualify as a service animal)

16P- Applicants must be able to provide a veterinary reference for their dog or cat. Applicant will be rejected if the pet has never received any veterinary care. (SAE, except for rabies shot or rabies titer requirement)

17P- Applicant will be rejected if the pet does not have a good landlord reference that indicates there have been no complaints of excessive barking or of damage done by the dog, or of the dog threatening humans.

There must be in the agreement the fact that the agreement will continue until one or the other party chooses to terminate it. The number of days and relation (if any) to the beginning/end of a rental period needed to terminate the agreement must be included. There should be NO end date in the agreement.