I have been spending very little time on Active Rain and some people have noticed.  Charles Buell, Seattle, WA, Home Inspector (Charles Buell Inspections.com) wrote a note on my latest post asking where I have been and hoping that I am all right.  I am fine.  I have been dealing with bad tenants--have you ever had any?  Well, I have learned some great lessons. 

• Do not be too nice--this is a business. 
  
• Always do a credit check (make them pay for it) to see if they can afford the rent. 
  
• Always get a contract--even if it is month-to-month. 
  
• Check references and if you can--go see where they live. 
  
• And the latest I just learned from my insurance agent is make sure they have renter's insurance--make sure you are listed as an interested party on their policy so that you will get a copy if they cancel  It should be with at least $500,000 liability.  This insurance is cheap for them and it is so if they burn your house down, their insurance picks up the bill.
• Take pictures of your stuff if you have any in the house.
• Go in and check the place out from time-to-time
• Put in important addendums in the lease--such as "tenants are not to do repairs or painting without landlord's permission in writing."

I have had to evict two different tenants because they were not paying their rent.  The first family makes a habit of moving into a house and staying until they get kicked out.  The emotional frustration of dealing with nasty mouthed, dishonest folks is certainly something I am not used to.   The second family wasn't paying the rent and had moved in several people that I knew nothing of and having them give rent money to the tenants.

Also, some of them were drug users.  As soon as I found out I told them they had to leave--I didn't want to risk losing my house. 

I have been having repairs done to the holes in the walls, broken windows and ruined carpets.   And painting walls that I made the mistake of letting tenants paint--Wow, some people can come up with some ugly colors and do a terrible job of painting. 

Also, I have had many things stolen and had to pay for the eviction process.  How about a huge water bill.  Luckily, their electric bill went with them.  They tried to tell the electric company that they had moved out months before they did.

There are several good things that have come out of all this.

• I have been spending lots of time in the yard getting it in great shape--to me that is very satisfying.
• The house is looking very good--just need to pick out a carpet color and get it installed.
• My hardwood floors have been refinished and look glorious!
• The last tenant is a handy man and working off what he owes.

This is a house that I have not been able to live in since my husband died in a terrible accident seven years ago.  It was too depressing.  Now, I have finally reached the point that I can return and feel good there.   A couple of Sundays ago, early in the morning, I was in the living room with the sun streaming in and felt that I was finally home.  So I am moving back in--may find a couple of housemates.

I hope this is helpful to some of you.

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