Every property manager has the task of screening applicants. The property manager wants to find good residents who will pay rent on time, not disturb the neighbors, and take good care of the property. The flip side of that is the property manager wants to weed out applicants who will fail to pay rent, have keg parties, or choose to remodel the unit. The decision will be easier if you avoid these mistakes.

 

“The screening criteria are in my noggin, not on paper.”

 

Every property management team should have a clear, written screening policy. All staff who deal with the leasing process should be aware of the policy and have her own copy at her desk. Management must train staff, so they are aware of and follow the policy consistently with all applicants.

 

“I never tell the screening criteria to anyone.”

 

A property manager’s best tool to prevent potential fair housing complaints is a paper that tells prospective residents about the criteria that will be used in evaluating the application. It does not have to be a copy of the policy itself. Rather, it can be an inviting document that lets a prospect know about the rental property.

 

“Once denied, I never talk to the applicant again.”

 

If a property manager declines an application, or puts extra monetary conditions on acceptance, an “adverse action” letter must be sent to the person. That adverse action letter, if completed properly, tells the applicant everything he is entitled to know. It allows the property manager to communicate the decision to the applicant honestly and quickly.

 

If the applicant demands to more information or explanation, he should diplomatically be referred to the adverse action letter and the paper he initially received about the criteria that would be used. Details not contained within the adverse action notice should not be volunteered.

 

“I rely on my gut reaction in choosing a resident.”

 

While experience is invaluable, it is important to make sure one’s experience is not influenced by biases that could be discriminatory. Every manager has had the experience of the resident who “looked” okay and then turned out to be a bad resident. That, as well as fair housing complaints, can be avoided by having a written screening policy. Working on assumptions and experience alone just doesn’t cut it.

 

“I choose the best applicant from a pool.”

 

Where there are several people competing for the same unit, it is best to treat them on a first-come, first-serve basis. When you reach a qualified applicant who meets your screening criteria, stop screening and offer the unit to that applicant.

Property managers should date and time stamp applications so there is no confusion about who was first. If an application is not complete (for example, when a resident needs to bring in a paycheck stub), date and time stamp it when it is complete.

 

“Serving the Property Management Professional”

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It is inevitable that you will have a chronic late payer. Every excuse in the book is given by the resident for the tardy payment, but the payment always comes, sometimes with the late fees, sometimes without. You may inherit a later payer from a self-managed property or a prior management company. Is a resident always allowed to pay late? Can you evict a late payer? Is there any way to tell a resident to shape up or ship out, or will you be destined to always accept late payments?

 

Is a Resident Allowed To Pay Late?

The short answer is “yes”. There is nothing in Florida law that allows you to evict residents because they pay late. You can evict a resident if she does not pay at all, but paying late is not prohibited. Regardless of what your lease may provide, if a resident wishes to pay late, she may. There is a built in grace period under Florida law of three days, not including Saturdays, Sundays or legal holidays. If a resident fails to pay the rent according to the due date of your lease, you must serve the resident with a Three Day Notice which gives the resident the opportunity to pay you within that period of three days. This is in essence a “grace period”. Without serving the resident that Three Day Notice, there is nothing you can do to terminate the tenancy for nonpayment of rent. No provision in your lease can override the fact that a resident is entitled by law to receive a Three Day Notice from you, and is allowed by law to pay you the rent if the notice has not yet expired.

We Want To Get The Chronic Late Payer Out!

My usual response to this request is to tell the manager to be glad to have a resident who pays, albeit somewhat late. Times are tough right now, and anything a manager can do to keep a resident is advisable. However, there will be times when the manager does not want the uncertainty of getting the rent late, or is tired of having to serve a Three Day Notice on the resident every single month, and wants the resident out. If the resident pays the rent within the Three Day Notice timeframe, no matter how angry or frustrated the manager is, the resident can stay and pay as long as the notice has not expired. The manager’s only recourse is to non-renew the resident at the end of the lease, or if the lease is currently month to month, non-renew the month to month tenancy.

The Resident Does Not Pay Within the Three Day Notice Period

This is a different story. If the resident does not pay within the Three Day Notice time frame, Florida law allows the manager to terminate the tenancy. This sounds easy enough. The resident is given a Three Day Notice and fails to pay within the time frame allotted. The manager then files an eviction, and the resident is evicted from the premises. It would seem perfectly legal. The resident is chronically late, the manager has had it, and the resident does not pay and therefore is evicted. If the resident is in “new territory” by finally failing to pay within the three-day notice period, the manager will have a strong case. However, it is often not that simple. The fact that the resident has paid rent late so many times actually put the resident in better standing in court, if the manager has accepted rent after the expiration date of prior Three Day Notices. The manager could also have problems in court if the Three Day Notice that finally “snares the resident” is delivered earlier in the month than normal.

The Resident Beats An Eviction Because He Has Always Paid Late?

While some judges are extremely strict and will evict a resident if the resident fails to pay within the Three Day Notice period no matter what the resident’s excuse may be or the resident’s past payment history, be it prompt or tardy, if a resident can prove to a judge that he has been paying the rent late, after the expiration of the Three Day Notice, and the manager has been accepting the rent late, the resident may be able to prevail in court. This seems to go against logic. A resident who pays the rent late is certainly not a good resident. That resident has blatantly violated the lease terms and caused extra work and worry for the manager. The issue here is waiver. The manager, by accepting the rent late time and time again has potentially waived his rights to enforce the terms of the lease. By his own actions, the manager has modified the terms of the lease.

What is Waiver?

If you know that a resident has a pet in violation of your no pet policy, but you do absolutely nothing about it for months, you will have possibly “waived” your rights. The same would apply if there were unauthorized occupants in the unit and the manager did nothing. Any noncompliance that the manager ignores or “tolerates” for some time can result in the manager waiving his rights. The exact same waiver can occur with late rent payment. The manager thinks his case is better because the resident looks “bad” in court, but actually it will be the manager who will be at a disadvantage in court.

Can “Waiver” Be Overcome?

If the resident has been chronically late, does this mean you can never evict or must tolerate this late payment forever? Probably not, but you must notify the resident that late payments, although accepted in the past, will not be tolerated in the future, and the resident can be subject to eviction if the payments are not made within the Three Day Notice time period. Essentially it is a “shape up or ship out” type of notification. We recommend this type of notification is done in writing, by regular mail and certified mail, and at least 30 days before the next monthly rent payment is due.

Sample Wording

 

LATE RENT PAYMENT POLICY, WARNING AND NOTIFICATION

DATE ________________

TO __________________________
ADDRESS ____________________

Dear Resident:

According to our records, you have not been paying your rent according to the due date which is ________________ (insert date).

While we may have accepted these late payments in the past, this letter shall serve as notification that in the event you do not pay according to the stated due date on your lease, you may be subject to receiving a Statutory Three Day Notice. If the rent is not paid within that notice period, we may opt to refuse your late rent and file for eviction ANY time thereafter. In the event we file an eviction, we may elect not to stop the eviction, or if we decide to do so, you will incur additional attorney’s fees, late fees and costs.

It is imperative that you pay your rent according to the lease terms from this point on.

Please feel free to contact us should you have any questions.

Very truly yours _______________________

Name of apartment community, management company etc.

Will This “Shape Up Or Ship Out” Letter Work?

There is a good chance that this type of letter can overcome a waiver defense by a resident. There is no solid guarantee, but it is better than nothing. Remember that in order for the resident to raise a defense of waiver, the resident first must know that he has this defense, and in most cases must place the rent into the court registry. This minimizes the risk you have, but if you are managing property for others, you will often be inheriting residents with inconsistent and late rent payments.

“Serving the Property Management Professional”

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The simple question of how much to charge the resident for carpet damage is often more complex than it appears. Straightforward legal principles become muddied when they have to be applied to real-life situations.

 

Simple Legal Principles

 

The legal principles are simple. The manager should use the least expensive, practical method to replace or repair. This is known in legal jargon as mitigating your damages. If it’s possible to remove a stain from the carpet, the manager should remove the stain rather than replace the carpet. If the carpet has a small tear that can be repaired, then the manager should repair rather than replace the whole carpet.

 

Upgrading

 

When the manager must replace the carpet, he should not upgrade at the resident’s expense. He should replace with an equivalent grade. If the same grade is not available, then carpeting at a comparable cost should be used. If upgrading, then the additional upgrade cost should be paid by the manager. The manager should not charge the resident for more than the resident has damaged. If only the bedroom carpet was damaged, then the manager shouldn’t charge the resident for re-carpeting the entire apartment.

 

Undepreciated Cost

 

The manager cannot charge a resident the full cost of new carpet to replace carpet that isn’t new. This would be charging the replacement cost. The manager should charge the resident for the loss of the value that was left in the carpet. This is charging the undepreciated cost. For example, if carpet will last five years (its useful life) and the carpet is three years old when the resident vacated, then you have used 60% (3yrs/5yrs) of its value. The residents’ destruction of the carpet has prevented you from using the other 40% (2yrs) of value in the carpet. If the new carpet costs $600, you can charge the resident $240, which is 40% (the value or useful life that you lost) of the full cost of carpet.

 

Real Life Isn’t as Simple

 

The real life situations are complicated. These are just a few of the host of other factors that are considered. The location of the tear or stain will affect the decision. A tear in the middle of the living room is less acceptable than against the wall under the drapes. The value of the rental as reflected by the amount of monthly rent will affect the latitude the manager has to repair rather than replace. The manager of a $5000 per month rental has a reasonable argument that his renters will be less accommodating to carpet imperfections than the $500 per month renter. The single-family home renter’s expectations with regard to the carpeting scheme will probably be greater than the college student apartment renter. Industry custom may come into play. Although the padding under a carpet may not be damaged, it may be customary to replace the padding when you replace the carpet.

 

The Concept of Presentation

 

There is some intangible in the way things look, feel, flow and match. There is an entire segment of the multi-family industry devoted to helping managers convey the right look and feel for their apartments, such that the prospective resident wants to rent. The tension is between the manager’s desire to preserve presentation to enhance marketability of the apartment versus the resident’s desire to suffer the minimum possible repair or replacement charge.

 

Uncertain Litigation

Finally, these matters are so subjective that they defy prediction of a judicial outcome. The manager should remember that he carries the burden of proof in any claim against a security deposit or in any lawsuit by the manager for damages. The manager must prove the condition of the carpet at move-in and at move-out and that the any damage is greater than ordinary wear and tear. Factors affecting the court’s decisions will be the reasonableness of a party’s position, the demonstrative evidence (pictures), the credibility of the testimony and independent expertise in the particular area. The manager’s opinion that the tear or stain required replacement, or that mismatched carpet in the bedrooms and hallway affects his ability to market the apartment, may strike the court as simple common sense or as self-serving, depending on the availability of comparison pictures. Testimony from an industry expert, such as a carpet or flooring specialist, or an interior decorator, may be required by the court.

 

“Serving the Property Management Professional”

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A child starts a fire in the playground, climbs on the roof, sprays graffiti in the laundry room, and hits another child. What do you do? Probably speak to the parents. The usual outcome is a complete denial by the parents that THEIR child could be involved in such behavior, and possibly the child’s behavior improves or gets worse. Rarely if ever are the police made to be involved, as you know the police usually will not do much anyway, and proof issues are tough. Ironically though, if a 45-year old man engaged in the same or similar activity as the child, you would be on the phone calling 911, and you would be pushing the police to arrest the man and pressing charges. Why the disparate treatment? The same child that caused the original problems may eventually burn the place down or shoot a child in the eye with a BB gun. Now YOU were on notice, and YOU did not do anything earlier. Liability? You bet!!

 

Why Call the Police?

The reason the police should be called is to clearly document the occurrence and impress upon the child and the parents of the child the gravity of the child’s actions. In most cases no arrest will be made, but often the police will speak to both the parents and the child and put a level of fear into both. By calling the police, you are showing that you consider the matter important and are building a paper trail. If the matter is serious enough, the child will be arrested.

When to Call the Police

Whether the police are called out to the property will depend upon the action of the child. Obviously, calling the police for every incident large and small will result in the police eventually ignoring your calls and potentially a discrimination claim by the parents that you are engaged in familial status discrimination. The hard part is to determine when it is appropriate to get police involved and when the matter should be handled in-house.

Property Damage or Theft

Commonly children engage in vandalism on the premises. This may include vandalism to property belonging to the apartment community or property belonging to other residents. The vandalism may be slight; for instance the child breaks out a light bulb or pulls a shrub out of the ground or starts a small fire in a garbage can. The vandalism is more serious when a significant amount of damage occurs on the premises or to another resident’s property. In some cases you will be dealing with theft of property belonging to the apartment community or another resident.

Damage to or Theft of Another Resident’s Property

It is our opinion that in any case where a child damages or steals another resident’s personal property, the police need to be called and this treated as any other serious crime on the property, no matter how small the incident may seem. Usually the victim will not want to press charges. The police will defer to the victim’s wishes, but the paper trail has been started, and the victim knows that you consider the resident’s personal property important. Failure to take definitive action could result in the victimized resident using this incident as a way to break a lease.

Damage to Apartment Community Property

A policy needs to be set whereby the property manager can decide if the damage warrants calling the police or just speaking with the parents and serving the Seven Day Notice to Cure. This policy can be based upon a monetary limit or the type of damage involved. Toilet papering the balcony would not warrant police action, while graffiti with paint or some difficult to remove substance certainly would. Discharging a fire extinguisher is an illegal action, and we feel this warrants police involvement. Breaking light bulbs with rocks may seem slight, but if some other resident is the victim of a criminal act because the crime area was not well lit following the prior vandalism, you can see the severity of a child breaking a light. In many instances of property damage, the damage is reported to you by other children. While their testimony often will not hold much weight, the child may admit to the damage. You might choose not to get police involvement, but rather serve the parents with a Seven Day Notice to Cure, charging the parents for any costs related to repairing the damage.

Theft of Apartment Community Property

Not a week goes by when we do not have a case in which a child decides to take a golf cart on a joy ride throughout the premises. Usually the maintenance tech has left the key in the switch, and the temptation is just too great. We recommend calling the police if a child uses a golf cart without permission and/or causes damage with or to that golf cart. If an adult did it, you would want them put in jail. Don’t be so easy on that “future” car thief.

Actions Which Do Not Rise To the Level of Criminality

Children often engage in behavior such as climbing on the buildings, skateboarding down railings, using the pool after hours or throwing the pool furniture into the pool. These actions would usually warrant a Seven Day Notice to Cure rather than police activity.

Actions of a Sexual Nature

Rapes and attempted rapes or sexual molestations occur on a regular basis in apartment communities and condominiums. Often you hear about something occurring through the grapevine. There are a huge number of children who engage in sexually inappropriate behavior, sometimes with the consent of the victim. These matters are extremely important to deal with using the police, even if just based on a rumor or one child’s word against another. Often the police will make an arrest if the child admits to the action or there are enough witnesses. Insisting on a police report is crucial, as the police report will include the statements made by the child, which your attorney can then use against the child later in court upon subpoena of the police officer. A child who commits sexually inappropriate behavior on the premises has a serious problem which usually does not go away but instead worsens.

Use of Firearms or Weapons

Any use of firearms, weapons or projectile shooting equipment should immediately result in police action. A child who shoots a BB gun off the balcony at other persons, property or animals has absolutely no regard for the seriousness of his actions, and this needs to be dealt with swiftly. BB guns, paint ball guns, sling shots and other common weapons are given to children as gifts on a regular basis. They are fine on the 5-acre farm but completely inappropriate and potentially illegal and deadly when used on the premises of an apartment community. Will the child be arrested? Probably not, but this is a serious matter. A report must be created, and potentially the resident will be evicted if your attorney advises this action.

Suppose the Police Do Nothing?

Often the police will do absolutely nothing other than maybe speak to the parent or child. You need to insist that at a bare minimum some report is written up, other than simply a visit log that the police normally will have if they respond to the site. Even though the police may do nothing, the property manager MUST serve their Seven Day Notice to Cure, or in rare cases, the Seven Day Notice of Termination. Your attorney will assist you in wording the notice to avoid any danger of it appearing that you are engaged in some sort of discrimination.

At a bare minimum, make sure the parent or guardian of the child involved is served a Seven Day Notice. Never stop at a long lecture or a warning letter. Whether it is a Seven Day Notice to Cure or a Seven Day Notice of Termination will of course depend upon the circumstances, and most importantly the advice of your attorney. Many property managers become frustrated when they believe a child’s actions merits a termination notice and eviction, when their attorney advises against a termination notice. Trust your attorney’s judgment on this. Most property managers have no clue how difficult noncompliance cases can become or the financial consequences of losing the noncompliance case. An Agreement to Vacate may be another possibility, and your attorney will be able to best advise you.

“Serving the Property Management Professional”

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Traditionally in apartment communities, water is paid for by the property owner and included in the resident’s rental amount. Most apartment communities do not have separate water meters for each unit. Due to the increasing cost of water and technological advances in water flow measuring and resulting lower costs of retrofitting, many apartment communities are hiring companies to sub-meter their units and handle the billing aspects. This cost shifting results in tremendous savings to the owners of the apartment communities, and most likely also results in water conservation overall. The task of sub-metering is not difficult in most buildings but the legalities of getting the resident to now pay for the water that was once included in their rent presents some challenges.

The Current Resident Problem

Most leases simply state that water is included in the rent or it is the owner’s responsibility to pay water. In cases like this, if an apartment community decides to sub-meter, there is no way possible to make the current resident under the current lease pay for the water. If it was not in the contract, they are under no legal obligation to pay for water. The only option the manager has is to non-renew the resident’s lease at the end of the term and offer a new lease with the proper wording in the lease stating that the water is the resident’s responsibility.

A common provision found in many Florida leases states the following:

Insufficient Lease Clause

…Unless separately metered, we supply the water and sewer for normal usage. If separately metered, you must pay the water and sewer as additional rent when rent is due. If you do not have separately metered water, we may add separate metering…

As you can see from this clause, it would appear that in the event the unit was sub- metered after the resident moved in, you would be able to now make the resident pay for the water as additional rent when rent is due. Unfortunately the clause is not very clear, does not cover all scenarios and we know that ambiguity is construed in favor of the resident.

Suppose You Are Going to Institute a RUBS Program?

Ratio Utility Billing Systems (RUBS) is a system whereby the manager charges water use by a ratio like the square feet of the unit, bedrooms and/or the number of residents in a unit. This system avoids the retrofitting necessary to sub-meter an apartment building, but has its own problems as well. Many residents feel this system is unfair, as it could be inaccurate, as some residents will invariably overpay for usage, while other residents will underpay as these systems assume constant and equal water usage. Can an apartment community use the sample clause above if they decide to implement a RUBS program? The answer would be no, as that clause only addresses sub-metering. Therefore, if the lease does not address the possible future implementation of a RUBS program, there is no way you can impose it on a current resident.

A Possible Lease Clause Based Solution

Even if you have no immediate plans to sub-meter an apartment community or institute a RUBS program, we feel that your lease should allow for the possibility at a later time. Water costs may increase dramatically, you may sell the apartment community, or you may just decide that RUBS or sub-metering is the way to go. Without a proper lease clause, your hands are tied.

Sample Lease Clause

Currently water and/or sewer is provided by the Manager and Resident agrees to use same in a reasonable manner. Resident agrees that at some time in the future, Manager may pass this cost on to the Resident, and Resident agrees to pay for water and/or sewer each month upon demand with the monthly rental payments as additional rent, as Manager may decide to sub-meter the apartment or institute a Ratio Utility Billing System whereby Resident agrees to pay upon demand the cost of water and/or sewer based upon a formula taking into account factors including but not limited to the unit square feet, number of bedrooms and/or the number of residents. Resident shall be given 30 days prior written notice by Manager if Resident becomes responsible for paying for water and/or sewer.

The Importance of Disclosure

While a clause potentially making a resident responsible for water at a future time is legal, when the time comes to implement the clause and begin billing the resident, sparks will fly. There will be cries of unfairness, surprise and alleged verbal promises. If you intend to use such a clause, we recommend that it is clearly pointed out to the resident or possibly placed in a separate document as an addendum. A water/sewer bill could substantially increase the rental amount, and we recommend that before you sub-meter or implement a RUBS program you check with your attorney on the plan of action and legalities.

“Serving the Property Management Professional”

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The Better Business Bureau is a non-profit organization. It is composed of local businesses that voluntarily join and pay dues for membership. Its members commit to a code of ethics in dealing with the public. One of the services it offers is to assist in the resolution of issues between businesses and consumers.

The BBB Complaint

The consumer initiates the process by filing a “complaint” with the BBB. The complaint can be against any business, whether a BBB member or not. The BBB will not handle complaints involving employment practices or discrimination. The BBB indicates that these complaints are better made to and handled by the government agencies created to deal with these issues.

The BBB complaint process begins with the consumer filing a complaint, either in person or online. Anonymous complaints are not taken. Based upon the business’s zip code, the complaint is assigned to the local BBB. The complaint questionnaire asks the consumer to describe his/her complaint and the settlement sought. The BBB assigns a case number to the complaint, and within two business days the complaint is forwarded to the company. The company is asked to respond, normally within ten days. If a response is not received, the BBB issues a second request. If the BBB does not receive a response within thirty days, it closes the complaint as unresolved without a response.

 

A Response Isn’t Required

There is no legal requirement that any business, whether a BBB member or not, respond to a BBB complaint. BBB member businesses are expected to respond to complaints. A member business’s failure to respond may affect its continued membership in the BBB. Any response by non-member businesses is completely voluntary.

The Legal Complaint

The manager should not be confused by the BBB’s use of the term “complaint”. Managers are familiar with a legal “Complaint”. This is the legal document that is filed with a court to start a lawsuit. A legal Complaint should always be reviewed by the manager’s attorney, as it requires some response. On the other hand, a BBB complaint does not start any legal process. It does not necessarily have to be reviewed by a lawyer. It does not require a response.

Benefits of Responding

If responding, the manager should make a reasoned, professional response correcting any resident misrepresentations, indicating the efforts made to address the resident’s concerns, and citing the results obtained. In the response, the manager should refrain from any hostile attacks on the resident, inflammatory accusations or belittling language. Responding to a BBB complaint, even in instances of resident misrepresentation, demonstrates that the manager is acting professionally and in good faith. Also, at a later date in a different setting (court) the resident may try to argue that the unanswered complaint indicated the manager was unwilling to address the resident’s issues or that the complaint was accurate.

The BBB does keep track of the number of complaints filed against a business and the number of complaints resolved. Because this information is available to the public, responding to complaints may be good public relations.

Since it is the resident’s version of the facts, the BBB complaint is usually one-sided. However, it does give the manager notice that the resident considers the issues important enough that the resident has taken the time and made the effort to file the BBB complaint. It’s quite possible that the complaint is the manager’s first notice that the resident has these issues. Thus, the complaint may actually help a manager address and resolve a resident’s problems. Resolving a resident’s issues at this stage may avoid further complications. The resident’s next step may be to involve a governmental agency or issue a rent withholding letter to the manager.

Problems With Responding

While some residents’ BBB complaints may be filed in good faith, some are just another chapter in many residents’ continuing harassment of the manager. The complaint may be a complete misrepresentation of a situation which the manager has already fully and fairly addressed. It may be a request for relief that the manager is not required to give and has determined not to provide. It may be a waste of time to respond.

Although the BBB complaint and the manager’s response are not legal documents, the manager should give thought to the wording of his response. The complaint and the response are subject to being introduced as evidence should the matter eventually become the subject of litigation. The manager should not disclose any information that may later be used against him. The manager should be careful with regard to making any admissions of responsibility, liability or negligence. If in doubt about what he is disclosing, the manager should not respond.

Require a Privacy Waiver

The resident’s filing of the complaint can be considered his consent for the manager to disclose information necessary to answer the complaint. Unwarranted disclosure of the resident’s personal information unassociated with the complaint would be a privacy violation. The prudent manager should respond that privacy concerns prevent any response without a privacy waiver by the resident and enclose a waiver for the resident’s signature.

If the manager has any doubts about responding or the wording of the response, he should consult with his attorney.

 

“Serving the Property Management Professional”

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Every manager will someday deal with the situation when a resident comes storming into the office acting in a threatening or belligerent fashion. He may be unhappy about the rent going up, or because you are non-renewing him, or possibly because his car was towed, and it is all your fault according to him. He storms into your office, spewing profanities and acting aggressively towards you or others. It is possible that you have other prospects in the office who have to be subjected to this behavior by the resident. This can be a frightening experience, as the resident could go as far as threatening the life of staff members, or throwing objects about the office.

Can you evict a resident for this behavior? Should he and other leaseholders of his apartment be served any type of notice?

Calling the Police

Unless the dispute is minor, we recommend that the police are called immediately. Although they most likely will not do anything but speak to you, your staff and the resident, it will send a clear message to the resident that you mean business and will not tolerate such behavior in or out of the office. By calling the police, you will also create the much needed paper trail in the event another incident of a similar nature occurs again.

Trespassing the Resident

If a disruptive incident happened more than once, a threat was made, you were put in fear of your life, the resident did some physical damage to the premises or interfered in a serious way with you conducting business in the office, you have a right to request that the attending police office or sheriff’s deputy file a trespass warning against the resident.

If the sheriff does trespass the resident from the office and the resident returns, the resident can be arrested.

The Proper Notice to Use

If the office disturbance is such where there is yelling, profanity and general inappropriate behavior, while the manager would love to terminate the resident, this would not make for a strong termination case. In such a situation, a Seven Day Notice of Noncompliance with Opportunity to Cure should be given, and you should consult your attorney for the proper wording.

If the disturbance rises to a much more serious level including direct threats of physical harm to persons or property, a Seven Day Notice of Termination would be the proper notice to use. Never prepare a Seven Day Notice of Termination yourself, but immediately call your attorney for guidance,

Continued Behavior

If a Seven Day Notice of Noncompliance With Opportunity to Cure has been served, and similar disturbances occur after the notice expires of which you have good proof, it will be possible to serve a Seven Day Notice of Termination. Again, your attorney should assist you in making that decision.

Some Final Thoughts

Most self-respecting managers will eventually have their vehicle keyed or their tires slashed by an angry resident. A number of situations occur each year in which managers and apartment community staff in Florida are injured and even killed by irate residents.

Learn to try to diffuse situations whenever possible, as the risk is high that something serious can occur.

 

“Serving the Property Management Professional”

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You are trying to kick someone out of their apartment because their dog barks too much. Said like that, it puts your case in perspective from a judge’s viewpoint. You know that the barking dog is keeping the neighbors awake at 2:00 a.m., or that the unattended, whining dog on the balcony is interfering with the neighbors’ quiet enjoyment of their apartments. You know that because you have the irate phone calls, the complaining notes and even a neighbor’s letter refusing to renew. The means to turn what you know into a successful eviction is called evidence.

Do you want to win in court? Then you have to use your common sense.

Common sense

1. A dog barking too much occasionally isn’t that unreasonable.
2. If it isn’t important enough to come to court, it’s not that important.
3. If someone can’t remember when it happened, it wasn’t that serious.
4. If someone waits for a week to do anything, it wasn’t that bothersome.
5. If only one family is complaining, it may be an overreaction.

 

Witnesses

The earlier they’re on board, the better. Speak to them personally. Tell them your lawyer said (always blame it on the lawyer) no witnesses, no case. Witnesses need to write it down – keep a log: date, time, duration, and how loud. This also calms the angry neighbors, because now someone is doing something to address their problem. You have a plan.

Your staff and courtesy officer can testify to barking. Have them complete incident reports. You still need neighbors to testify. It’s the neighbors whose quiet enjoyment of their apartments is being disturbed. Unless your staff is on-site at night, they can’t help with night barking, because they must actually hear the barking. You need at least two witnesses, each from a different apartment. The more witnesses, the better your case will be. One witness alone is subject to a tie in testimony. He said, she said. You lose all ties.

Continuing

All notices should be within 90 days to show the barking is a continuing disturbance and not an infrequent lapse. Immediately serve a Seven Day Notice of Noncompliance with Opportunity to Cure. If the barking continues after the Notice expires, a termination notice can theoretically be served, but you need to seriously consider serving another Seven Day Notice of Noncompliance with Opportunity to Cure Notice. If the barking continues after the second cure notice expires, check with your witnesses. Did they keep logs? Will they testify? If yes, then contact your attorney about the Seven Day Notice of Noncompliance without Opportunity to Cure (the Seven Day Notice to Terminate).

Attorney

Involve your attorney early. Have your attorney do all the Seven Day Notices of Noncompliance with Opportunity to Cure. 

SOME PROOF THAT IS NECESSARY PRIOR TO TERMINATING THE RESIDENT FOR THE BARKING DOG

1. Witnesses who will testify in court that they heard the barking AFTER the Seven Day Notice of Noncompliance with Opportunity to Cure expired and are prepared to show the judge proof (logs and/or incident reports).

 

2. Police reports where the police indicate in the reports that they heard the barking and it was unreasonably loud AFTER the Seven Day Notice of Noncompliance with Opportunity to Cure expired.

 

3. Animal control reports in which the animal control warden indicates in the report that the dog was unattended and/or barking loudly AFTER the Seven Day Notice of Noncompliance with Opportunity to Cure expired.

 

4. Tape recordings of the dog barking AFTER the Seven Day Notice of Noncompliance with Opportunity to Cure expires.

 

5. Written admissions by the dog owner that the barking is unreasonable, i.e. an apology note from him.

 

6. Multiple Seven Day Notices of Noncompliance with Opportunity to Cure to show that you gave several chances for the resident to save his home.

 

7. Notices within a reasonably close span of time to show this was a not several, isolated incidents in an entire year. This barking was a continuing, serious, unreasonable disturbance of the neighbors.

 

8. Do not accept money after learning the dogs are still barking, if you are going to give a Seven Day Termination notice for that particular barking. Accepting money after learning of a noncompliance is a waiver of that noncompliance. Remember in accepting money the key is when you LEARN of the noncompliance, not when you serve the Seven Day to Terminate.

 

9. Do not accept money after serving a Seven Day to Terminate.

 

IF YOU DO NOT HAVE A STRONG CASE, YOU WILL LOSE. EXPECT THE RESIDENT TO DENY THE BARKING IS FREQUENT OR LOUD AND TO HAVE HIS FAMILY OR FRIENDS TESTIFY TO THAT. REMEMBER THE JUDGE WILL NEED TO BE CONVINCED THAT THE DOG BARKING IS SO UNREASONABLE THAT HE WILL TAKE THE RESIDENT’S HOME AWAY.

“Serving the Property Management Professional”

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It is the 5th of the month and you have not received the rent for one of your tenants. You are carefully preparing the Three Day Notice when the mail arrives. An official looking document from the Bankruptcy Court is addressed to you. Upon opening the envelope, you see that it is a “Notice of Commencement of Bankruptcy”, naming your tenant as the debtor. Unfortunately this scenario is becoming quite common, as bankruptcy filings are on the rise, with many of the bankruptcies being filed by renters. Can the tenant live there for free now? Can you evict that tenant? Can you cancel the tenant’s lease?

Once you receive notice from a tenant that he or she has filed for bankruptcy, you are prohibited by federal law to take certain actions. You are not allowed to attempt to collect the rent owed to you or seek possession of the rental premises without first obtaining permission from the bankruptcy court.

If you had already served the tenant a Three Day Notice, you cannot file an eviction. If you had already served a Three Day Notice and filed an eviction, the eviction comes to a screeching halt. Even if you already received a Final Judgment of eviction from the County Court Judge and the Sheriff has served the Writ of Possession scheduling a lock out within hours, the lockout will be “stayed.”

We have had tenants file bankruptcy minutes after the judge signed a final judgment of eviction in court. The bottom line is that a bankruptcy filing stops all collection and eviction proceedings cold. Any time you give a tenant a break or voluntarily delay finishing up an eviction, you run the risk of the tenant filing bankruptcy. If you violate the bankruptcy laws and attempt to continue collect the debt or regain the rental premises, you could incur serious penalties and sanctions. Is all hope lost?

Immediately upon receiving a written suggestion of bankruptcy, or even if the tenant verbally tells you that he or she has filed for bankruptcy, you should immediately call your attorney, who will check with the Federal Bankruptcy Court to see if a bankruptcy has indeed been filed. If it is verified that a bankruptcy has been filed, your attorney can prepare a motion to “obtain relief from the automatic stay” of bankruptcy. Since the bankruptcy filing “stays” or “stops” everything, you must petition the bankruptcy court to allow the “stay” to be lifted for the purposes of collecting your debt or continuing to pursue your eviction. The procedure of petitioning the bankruptcy court to successfully lift the stay will typically take 30-45 days with regard to a Chapter 7 petition, and 45-60 days with regard to a Chapter 13 petition. If the delinquent tenant in bankruptcy actually attempts to make payments to the landlord within the bankruptcy proceeding, the above timetables will be expanded, but in most cases, payment will not be forthcoming.

The most common bankruptcy filing you will see is what is called a Chapter 7 petition. This is also called a "liquidation” and often occurs when a tenant has mounting credit card debt, car payments, and hospital bills and just cannot get out of the proverbial debt trap. Most of the creditors, including you, will probably never see a dime of money once the bankruptcy is completed, but thankfully, the law has carved out a niche that at least allows you to prevent the tenant from living on the premises until the bankruptcy is completed. A typical Chapter 7 bankruptcy petition takes a few months and sometimes over a year to be completed, but a swift call to your attorney the moment you receive the dreaded Suggestion of Bankruptcy will usually result in about a month’s delay in removal of the tenant, in addition to the normal eviction timetable.

The tenant in bankruptcy can often buy more a little time when a Chapter 13 debt reorganization is filed, or in the rare event you rent to a corporation which subsequently files for Chapter 11 business reorganization protection, you could be looking at bigger delays. If you take no action in bankruptcy court as landlord, horror stories abound, since the tenant can occupy the premises for literally years with you having no legal recourse. Whether a Chapter 7, 11 or 13 petition is filed, if the bankruptcy is eventually followed through to the point of discharge, your collection will be limited to your security deposit retention and/or proof of claim filed with the bankruptcy court. The remainder of the tenant’s debt will be legally wiped out forever.

Suppose an applicant comes to you, and the credit report shows that the applicant is currently in a bankruptcy proceeding. Should you rent to that person? Technically, the lease with your company would constitute a “post-petition” transaction, and the automatic stay should not protect that tenant. However, that tenant could potentially seek to amend the bankruptcy petition to include you. Even if the tenant makes no attempt to amend the bankruptcy petition, if the tenant informs the sheriff of the bankruptcy at the end of the eviction, the sheriff is not likely going to make the legal distinction that your lease transaction is “post-petition”, and you will still often be required to obtain official authorization from the bankruptcy court before completing the eviction.

Be very leery of applicants who have a history of filing bankruptcy, but who do not actually follow through to the point of discharge, (known as serial filers). That pattern suggests an applicant who has no qualms about living rent free for a few months before moving on to another landlord to share the same treatment.

The next time you receive a “Suggestion of Bankruptcy” on behalf of a tenant or see any information regarding bankruptcy on an application to rent, call your attorney and get some advice. Not all attorneys are admitted to practice before the bankruptcy courts in Florida and some have to “farm” the bankruptcy proceedings out to another attorney.

 

“Serving the Property Management Professional”

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The problem of checks returned on insufficient funds (NSF checks) is often compounded by the manager’s subsequent actions. What starts out as a frustrating nonpayment event can become an eviction case lost with liability for the resident’s attorney fees. Every NSF check forces the manager to spend additional administrative time with such tasks as reversing the payment on the resident’s ledger and collecting the balance owed. It seems reasonable that the manager should be compensated for this additional time and work in the form of appropriate service charges. Yet not all managers are properly set up to pursue such charges.

Dealing with a NSF check will depend on whether the resident remains in possession or has vacated.

Resident Vacated – Collection

If the resident has vacated, then the NSF check is simply a collection issue. The manager adjusts the resident’s ledger to reflect the returned payment. The manager can address NSF checks just as she addresses any other amounts owed. She can pursue collection on her own (send balance due letters and sue) or send the account to a collection agency. The resident is liable for the face amount of the check, any bank fees incurred by the manager and court costs, and attorney’s fees, if suit is filed. The manager may also pursue other civil and criminal penalties, as detailed later in this article.

Resident Vacated – Notice of claim

If a Notice of Intent to Impose Claim on Security Deposit has been sent, and the manager is still in possession of the security deposit, and the 30 day period after vacating has not expired, the manager can make an additional claim against the security deposit. She sends an amended notice of claim by certified mail. If a notice of claim has been sent and it already claimed the entire security deposit, then there is no point in sending an amended notice. A balance due letter adding the NSF amount to the outstanding balance is all that’s needed.

Resident in Possession – 3-Day Notice

If the resident is still occupying the rental premises, the manager can serve a 3-Day Notice if the amount still owed is rent or additional rent. In calculating the amount for the 3-Day Notice, the manager should confirm that all amounts on the Notice, including any additional NSF service charges, are designated as rent or additional rent in the lease. The manager should serve a 7-Day Cure Notice for any amount owed that is not rent or additional rent. If the NSF check was tendered for payment of an outstanding 3-Day Notice or 7-Day Cure Notice, then the prior Notice is still viable. A NSF payment is not a valid payment and will not count as “payment” toward the Notice.

Resident in Possession - The Demand Letter.

A common mistake made by managers is to send a demand letter for payment of the NSF check. Almost universally, the demand letter gives the resident so many days to pay. The manager also serves a 3-Day Notice or a 7-Day Notice at or around the same time. If the demand letter and the Notice have different response dates or time periods, the manager has arguably voided her Notice. Of course, the manager’s attorney doesn’t discover this legal flaw until the eviction hearing, and may not be able to extricate the manager from the strong defense competing notices can provide. If the manager loses the eviction case, he will likely be responsible for the resident’s attorney fees, if the resident is formally represented.

 

 

NEVER SEND A DEMAND LETTER FOR AN NSF CHECK. IF IT IS RENT, SERVE A 3-DAY NOTICE. IF IT ISN’T RENT, SERVE A 7-DAY CURE NOTICE.

 

Resident in Possession - The NSF Statutory Notice

Many managers are aware that Florida provides for civil penalties under a NSF civil statute. The best advice is to forego this statute and its penalties while the resident is in possession. To invoke the statute, you must send a statutory form and give the person writing the bad check (usually the resident) 30 days to pay. While the 30-day period is running, any 3-Day Notice or 7-Day Cure Notice given may be invalidated, as the payment dates or time periods of such a Notice conflict with the statutory notice.

Criminal Penalties

Florida statutes provide for criminal penalties for intentionally writing an NSF check. If a manager is thinking of pursuing criminal penalties for NSF checks, he should first call the state attorney’s office for the county, in which the rental is located. Some offices have established procedures and particular forms for their county. A review of the appropriate websites may also provide the needed information and forms. Just as with informal demand letters or statutory demand letters attempting to pursue civil remedies, the pursuit of criminal prosecution involves sending a formal demand letter to the person writing the bad check (again, usually the resident), which demand will likely conflict with a 3-Day Notice or 7-Day Cure Notice, so we strongly recommend foregoing the criminal prosecution route while the resident is in possession of the rental premises.

NSF Service Charges

If the lease provides for NSF service charges, then those charges will be applicable. Florida law frowns upon imposing penalties upon residents. Managers are cautioned that service charges should approximate recovery of the economic loss caused by the NSF check for additional administration, loss of the use of the funds, etc. Many leases follow the NSF statutory service charges, on the premise that these charges are a legislative indication of reasonable service charges. As of July 2012 the statutory service charges are: $25 if the check is $50 or less, $30 if the check exceeds $50 but no greater than $300, $40 if the check exceeds $300, or 5% of the check amount, whatever is greater. Absent lease authorization or following cumbersome statutory procedures, the statutory service charges cannot be imposed.

Bank Fees

Almost all banks impose a fee on the manager/depositor if a check bounces. If the lease permits, than these fees are chargeable to the resident. If the lease is silent or there is no lease, the manager may still seek reimbursement of the fees from the resident, but may have to resort to litigation to establish his right to reimbursement.

The Manager’s Checks Bounce

What about the fees charged by the bank for the checks that the manager wrote in reliance on the NSF check? Because the resident’s check bounced, now the manager’s checks may be bouncing. It is unlikely that these bank fees are chargeable to the resident. Absent some extraordinary circumstances, the manager is responsible for giving a deposited check sufficient time to clear before relying on it.

Keep the Lease Up to Date

As a final point, managers should check their leases to insure that NSF charges are assessed, and that these charges approximate current statutory service charges. Leases should provide for reimbursement of bank service charges, and should include clauses providing for recovery of any collection fees or charges, including attorney fees and court costs.

 

“Serving the Property Management Professional”

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