The communication between landlords and their tenants is subject to several state laws, usually related to how the landlord must notify the tenant of any important changes to the rental property. This includes any rent increases as well as ending the tenancy altogether. But some tenants are difficult to reach, and a breakdown in communication can frustrate all kinds of projects.
SoldFast’s Temple Toms helped Mr. Gilmer with this exact scenario for a rental property he had purchased. Communication was not effective and the tenants had escalated to not paying rent. We were able to help Mr. Gilmer sell the downstairs unit of the duplex and renovate the property even though we couldn’t reach the tenants at any point in the process. Here’s how.
The Property Was in Bad Shape and Getting Worse
It’s generally understood that one of the main uses of rent is for the maintenance of the property. Tenants already are not obligated to perform any property maintenance themselves, and if they start failing to pay rent, upkeep as a whole can fall to the wayside. The property’s condition had already severely deteriorated when Mr. Gilmer purchased it. Without an inspection, he was unaware of the state it had fallen into and wanted to distance himself from it as soon as he could.
The carpet was one of the worse we’ve seen, with deeply set dirt and oil stains. There was even a push mower kept in the living room.
An unfinished basement isn’t the cleanest place for items not stored properly. We weren’t able to keep a lot of this for hygiene reasons.
After Purchasing the Unit, We Attempted to Contact the Tenants The Solution
SoldFast bought the property and decided it was best to end the current tenancy. This was primarily due to the fact that the rent had not been paid for several months, but also so that we could complete renovations for future residents.
We tried to contact the downstairs tenants about ending the lease, but never received a response. In these unfortunate situations, it’s usually best to proceed with eviction. Without the ability to contact the resident, the potential for damage or even criminal activity is higher.
While most states require minimum notice periods when alerting tenants of eviction proceedings, there are usually fewer restrictions for month to month leases, which was the case for Mr. Gilmer’s property.
Why Eviction Can Still Progress Even When You Can’t Contact Tenants
Monthly or even weekly leases for rental housing can be a convenient option for certain kinds of traveling tenants and other specific scenarios, but these types of rental agreements are also designed to protect property managers from nuisance tenants.
Shorter leases allow for a quicker response from legal bodies and the authorities in cases of nonpayment, lease violations etc. These agreements may be in place because prospective tenants have a past history of nonpayment or eviction. In such cases, these tenants may attempt to delay the process by avoiding communication.
This is why state laws generally allow written notice posted in the mail or on the tenant’s door. Even if they never technically consent to the eviction, they are deemed to have been given proper notice. And in many cases, these tenants abandon the property rather than physically resist the sheriff’s office and repossession.
We Never Managed to Reach the Tenants, Even After the Property Was Vacant
Along with phone calls and text messages informing the tenants that the lease was being ended, the tenants were even offered $1000 to vacate the property within 30 days (and ahead of the typical schedule). Unfortunately, none of our messages received a response.
We filed for a formal eviction notice and attended our court date roughly a month later. Neither tenant showed up to court, so we were awarded repossession by default. But the upstairs residents informed us that the downstairs tenants had already left without warning one day, and we were finally able to enter the rental unit in December, having made the initial purchase back in September.
Conditions Were so Hazardous, the Property Needed Major Renovation
The kitchen faucet had been left on, which led to some water damage. Additionally, the bedroom was in terrible shape, with stains on the mattress and dead rats on the floor.
Due to the widespread damage and potential for contamination, the entire unit was renovated. To begin, a new entryway was designed and built to more fully separate the downstairs unit from the upstairs unit.
This property had many other problems common in old houses, such as:
- Outdated knob & tube electrical wiring, which is a fire hazard to keep connected
- Asbestos exterior siding, so paint was applied with a sprayer.
- A lack of central air conditioning (property did have heat)
- Old tub and shower fixtures, and no shower in the upstairs bathroom.
- Even some foundation damage! We also improved the property’s grading and added a French drain to improve drainage.
Some Impacts Take Time, But They’re Always Worth It
Slowly but surely the rental received a total facelift, and Temple was able to list the unit by early May, roughly 8 months later. Along with the major concerns listed above, other projects included new paint, flooring, lighting, appliances, and even some faux marble countertops for the kitchen! It was a top to bottom overhaul that completely transformed the property.
It took a bit more time for it to sell, but we finally found a buyer in late July!
Call SoldFast to Give Worn Down Properties a Second Chance
Whatever the damage is, chances are we’ve seen worse. If you have a home or rental property with mounting repair bills, consider talking with your local SoldFast Operator about a cash offer. Just call 855-276-5332 to get started!