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Residential Property Management/Questions Answered by Expert Mike Fortunato

SubjectDate Asked
renting while retired3/1/2017
  Q: I'm 65 and have lived in the same apartment for 20 years and am now retired. If I want to move to a ...
  A: You would simply need to demonstrate to the landlord the source of income sufficient to cover your ...
Installed an alarm system2/27/2017
  Q: About 3 weeks ago I stopped a break in to the house I am renting. It was around midnight when the ...
  A: I think you should be fine to install the system. I see no reason any landlord would object, except ...
Landlord sold our rental property/ dog clean up etiquette2/16/2017
  Q: my fiancé and I have been renting a house since July 2015 with our two dogs. When we went to renew ...
  A: In short, yes you should should probably say something if you're concerned about security deposit ...
I signed a conflicting lease contract. Do I have to pay for the extra 10 days?1/10/2017
  Q: This is the conflict in the lease: 1. Rent. Resident agrees to pay as rent for said apartment the ...
  A: That's going to come down to a legal interpretation of how the lease was written (which in my ...
Lease is voided... now what?1/9/2017
  Q: Fortunato, I hope you can shed some light on this situation. I am a tenant, and I WAS being evicted. ...
  A: You're probably not going to like my answer, but the basic situation is that you seem to be ...
Breaking Lease, Landlord's Obligation To Replace In Good Faith12/8/2016
  Q: I live in Oregon and need to break my lease and move out before the lease ends. There is a lease ...
  A: Sometimes when a tenant breaks a lease, a landlord will offer an early termination fee to allow for ...
Getting apts A.D.A accessible.9/14/2016
  Q: Fortunato, I was wondering if you can tell me who do I contact when I see apts that don't have ...
  A: I suppose you could try speaking with the property managers or property owners, but this issue is ...
Tenant landlord5/25/2016
  Q: We have been renting a house going on 5 years. We have a very good relationship with our landlord !! ...
  A: This depends on how your lease is worded. If you as the tenant are responsible for these sorts of ...
Handicap accessibility after renting5/21/2016
  Q: We have 1 rental property and out current tenant gave notice he is moving out. We have showed the ...
  A: The major regulations covering handicap accessibility is the ADA (American with Disabilities Act), ...
Farm Management4/19/2016
  Q: Are there property management companies that manage farms? If so, how does a farm owner locate one? ...
  A: Unfortunately in our area there aren't many farms so I'm not sure. I would try an internet search ...
Lease obligation1/21/2016
  Q: I currently rent a private condo through a property management company. My first lease expired ...
  A: Based on what you described, and assuming there is no automatic renewal clause or option to extend ...
Personal property damage1/3/2016
  Q: Back in October of this year, our home was flooded due to rain. We were renting a property from an ...
  A: First thing I would do is amend the claim with your personal property insurance company. They can ...
Rental property in California12/6/2015
  Q: I live in the San Fernando Valley, located in southern CA. I'm trying to figure out if it makes ...
  A: First, investing in SoCal will likely always be a worthwhile consideration, IF the numbers work out. ...
Firing Property Manager10/14/2015
  Q: Unfortunately we are using a property manager who in the last four years has failed to pay our real ...
  A: Tony, 1. You should first issue a demand letter stating the reason you feel she is responsible, ...
apartments problem10/8/2015
  Q: K im in texas and i recently paid app fee deposit.to hold my apartment.i was told the apt was to be ...
  A: I don't have much information to go by, but based on what you wrote, if you have not yet signed a ...
Exterior window cleaning8/11/2015
  Q: I live in a high-rise apartment building (15+ floors). Is it the tenant or the landlord's ...
  A: That would ordinarily be the landlord's maintenance responsibility in the type of building you ...
Excessive noise from neighbors7/20/2015
  Q: Fortunato, I truly hope you can help me. I live in Vladeck Housing Projects on the Lower East ...
  A: I get this question a lot, and almost always the best approach is to personally speak with the ...
Adding daughter to lease7/17/2015
  Q: My fiance is pregnant (she is on lease) and we are expecting our daughter soon (due date is July ...
  A: Jared, you should first check your lease to determine if there's a provision for additional rent ...
Edit online Lease6/26/2015
  Q: I was planning on re-newing an apartment lease and the management sent me an online lease though ...
  A: The lease wouldn't be official until the landlord signed it as well, so most likely they would catch ...
Eviction Extension, etc.6/19/2015
  Q: I live in Rockwall County, TX in my grandmother's home (she lives elsewhere). There is no written ...
  A: Well, I'm sure you won't like the answer, but no....you do not have any legal grounds to extend ...
Who pays the HOA4/22/2015
  Q: I have a me that I've had to rent. I paid the HOA myself for one year. I have not worked since ...
  A: I'm not clear on your first sentence, but I will assume you are the owner of a unit within n ...
Release Credit Liabillity3/14/2015
  Q: I live in Los Angeles. My friend doesn't have a good credit score. So I let her use my credit score ...
  A: You should serve the landlord with a letter (must be in writing) giving your 30-day notice to ...
apartment app. fees3/8/2015
  Q: I'm 63 and have lived in the same apartment for over 20 years, I know. I have an excellent credit ...
  A: First thing I would recommend is to check and see if that offense is still on record, and if so, ...
HAndicap Parking Space Usage3/5/2015
  Q: I design tall towers...This is not about my Projects but my temporary residence in a rental complex, ...
  A: I'm not aware of any ADA regulation that imposes time limits on how long a handicapped space can be ...
Carpet cleaning2/4/2015
  Q: Mike- New at renting houses as we are renting our old house after moving to a new one about 2 years ...
  A: Most likely, you're on the correct side of this. The tenants would be responsible for any damages ...
lease renewal negotiation1/30/2015
  Q: i've been living in my current apartment for 7+ years. recently, i had a weekend battle with a ...
  A: Wow...no way in the world would I renew a lease where there's that kind of a rodent infestation in ...
Slum Lord1/29/2015
  Q: I have a question regarding my managment company. They own the apt. building I am currently renting. ...
  A: I recommend putting your maintenance concerns (particularly the roof leaks) in writing (instead of ...
Vacant Land10/4/2014
  Q: I have been told that I have new neighbors in Guffey, CO (Park County) that have "items" on my ...
  A: You can try contacting the police to have them removed for trespassing. However, they may require ...
about to rent new apartment9/30/2014
  Q: We viewed a towhouse in August that was advertised at $1400/month (I still have a screen capture of ...
  A: Your intuition is probably correct. Although probably not an illegal move, the way you describe the ...
Homeowners association9/18/2014
  Q: I have had a trellis in front of my home for over 10 years, now I get a letter stating I must remove ...
  A: If the trellis isn't in violation of the association rules, then you probably don't need to remove ...
What to do aout my tenant9/18/2014
  Q: Mr. Fortunato, I am a Norfolk,Va. resident who is renting a home to a tenant in Hampton, Va. I ...
  A: I'm in California and not familiar with VA laws so my help will be limited. My suggestion is to ...
Brokers license required to run a property management firm ?9/12/2014
  Q: Can a real estate associate start and run his own private property management firm serving Home ...
  A: For most property management functions, a broker's license is required. Oddly enough, the one area ...
small claims court9/10/2014
  Q: I am a property owner in Hawaii. My last tenant took me to small claims court in HI and apparently ...
  A: I'm sorry, but this question is better asked to an attorney, and probably one that is familiar with ...
suing myproperty management company for mishandling funds9/9/2014
  Q: I have been a resident of this management company almost 10 year no and never really had major ...
  A: Housing assistance funding can be complex and ever changing, so you really need to get your case ...
going from renting to selling...9/2/2014
  Q: Mr. Fortunato, First of all, thank you very much for volunteering on this site! Brief background: ...
  A: The answers to your questions depend on the listing or management agreement you signed with the ...
The Avg pay for an apartment manager8/29/2014
  Q: I am in Rapid City SD, The company has 4 properties here all in the 250 to 300 unit range. 2 older ...
  A: Wish I could answer this for you but there is no standard of pay in this industry. It varies widely ...
Mold in shower/bathroom8/21/2014
  Q: Have had a 2BR/1 bath rental house for close to 15 years. Current tenants (2 adults, 2 teenagers) ...
  A: Much will depend on the source and the extent of the problem. If there are no water leaks (or prior ...
Having issues with my landlords propery management company8/11/2014
  Q: My fiancé and I, along with our son and her sister recently became tenants in a townhome in ...
  A: I recommend putting everything in writing, and taking plenty of pictures in case any of this is ...
Query7/12/2014
  Q: Good day With reference to a rental lease for which I am renewing for the same tenant as prior year, ...
  A: Question #1: You can use the same deposit to transfer. Normally when renewing a lease, if the only ...
Maintanance7/9/2014
  Q: Been at new place for almost a week. The landlord said that he would warranty the ac unit. Since ...
  A: Unfortunately I'm in California so I'm unfamiliar with the real estate regulations in your state. ...
Renting a House7/7/2014
  Q: My husband & I live in an apartment. We have been here ten years. Within a year, we would like to ...
  A: Yes, you could search around for a rental house owned by a larger company. Alternatively, you could ...
Renatal deposit return6/10/2014
  Q: ..shot in the dark, I winter in Hawaii, Big Island and am a Naturalist/Guide in a national park ...
  A: Unfortunately, I'm in California and thus am not familiar with Hawaii's laws so I couldn't answer ...
Query6/6/2014
  Q: Good day With reference to a Florida condo rental, as the landlord I have the following questions: ...
  A: As to your first question, you should first check your listing agreement you had with the Realtor. ...
Residential Manager Rights6/3/2014
  Q: My question revolves around the rights of the residential manager. I recently started working for a ...
  A: I'm not familiar with the regulations in Oregon, but given your employment status and the ...
Tenant sleeping in basement5/17/2014
  Q: I rent out a 1 1/2 story house (my old house before moving to a bigger one due to my growing family) ...
  A: Jim, Yes, I suppose you could be cited by the city, and yes, as the owner of the property you would ...
Reassignment of a lease3/14/2014
  Q: My son took over a business at a commercial property as an assignee with the lessee and landlords ...
  A: Yes, the original Lessee usually must sign on the basis that they are still a responsible party to ...
property manger3/2/2014
  Q: Our property manager was "let go" do to issues that are too numerous to go into. We hired a new one ...
  A: Since you are the landlord, most likely you would be the primary responsible person to your tenant ...
Condo - Windows2/17/2014
  Q: The windows in my condo are very drafty. Is it the condo association's responsibility to caulk the ...
  A: You will need to check the CC&Rs for your particular association to determine the answer to that ...
1st step to become a license Prop. Mgr1/4/2014
  Q: Aloha, Emailing you from the Aloha State on the outer island of Kauai. I am wanting to get ...
  A: I'm not sure what the rules are in your state. Here in CA, you must be a licensed real estate agent ...
Management Company / Fiduciary Responsibility10/22/2013
  Q: I own a condominium in Virginia. The condo association contracted with a new company to manage the ...
  A: Not sure where there would be a violation of any fiduciary responsibility. If you feel the late fee ...
HARRASMENT10/15/2013
  Q: Good evening, I am a single mother of twin boys. I have had a rough time since I came to the state ...
  A: I'm not sure how to answer your question, other than to say that if you are in full compliance of ...
buying a duplex, tenants won't leave9/9/2013
  Q: I am in the process of buying a duplex in Ohio so that my elderly mother will have a much safer, ...
  A: The tenant will need to be evicted, and that should be memorialized as part of the sale documents to ...
No response or results from P.M. rep about landscaper issue8/9/2013
  Q: I recently emailed the P.M. community 'rep' for my HOA who is the listed contact for all issues ...
  A: I suggest writing a certified letter with your concerns, and send to the property manager, and each ...
security deposit being used to replace kitchen counter-top7/24/2013
  Q: This is for state of MN. I had a walk thr' with the manager of our apt. complex. That time she told ...
  A: I'm not an attorney so I can't give legal advice, nor am I familiar with the real estate regulations ...
how to dispute7/13/2013
  Q: My family and I had rented from a rental management company in NM for the past three years. Upon ...
  A: This is probably the most common question I receive. I always recommend taking pictures on move-in, ...
electrical code compliance6/26/2013
  Q: We are in the process of renting our mother's house (she'e in a senior living place) and have some ...
  A: I would be remiss if I didn't mention that this is one of many reasons to consider professional ...
owners rights to peace and quiet6/15/2013
  Q: I own a condo on the ground (walk-in) level. I am in my 60's and I am disabled former hospice ...
  A: Unfortunately, as the saying goes, you can't pick your neighbors. And in a condo or apartment ...
3day Notice to pay or quit6/7/2013
  Q: I recently texted my landlord who has defaulted on his mortage loan(past due over a year and notice ...
  A: A 3-Day Notice hardly seems appropriate if you have already vacated the property, so I'm not sure ...
landlord responsibility vs. indemnification clause5/2/2013
  Q: I moved out with 6 weeks left on lease. Paid advanced rent in full. Recieved almost all of my ...
  A: That's a question that will need to be answered by a real estate attorney. I would imagine if your ...
Deeding to an LLC4/3/2013
  Q: When purchasing a rental property using a mortgage under my name, how long do I need to wait after ...
  A: There's no hard and fast rule on that, but you may encounter one or both of the following issues: ...
Question Risk Mgmt Rental Condo3/7/2013
  Q: Good day I got the following questions with reference to risk management and renting out of my ...
  A: In the case of hiring a handyman, you would be better off hiring a maintenance company that carries ...
Question on Renting2/19/2013
  Q: Good day Got the following question for someone who wants to rent out their condo. If the person has ...
  A: If I understand correctly, the house is being advertised for rent, and the realtor is asking about a ...
Property Manager Harrassed husband and then overcharged after we moved out2/18/2013
  Q: We rented a 1240 sq ft apartment for a year. A couple months after we had moved in with our 3 dogs(2 ...
  A: I'm not sure how much I would be able to help, because as you wrote, you probably should be talking ...
Property management laws2/14/2013
  Q: I own a property in Austin Texas. We currently have it rented and managed by property managers. My ...
  A: For the first question, your management agreement should provide for details on what the management ...
Property Manager won't work with homeowner2/11/2013
  Q: I signed a six month lease December 1, 2012. I was just notified verbally that the property ...
  A: Your lease should still be valid (so long as you're not in default). My guess is that the property ...
Proposed Investor owner/Owner occupied changes2/10/2013
  Q: I am on an HOA board of our condominium community. We have committed to amending our declarations ...
  A: I'm not sure that measure would have much of a net effect on property values. On one hand, owners ...
Property Management 1099 question1/31/2013
  Q: I have a property management company. I receive checks made payable to our property management ...
  A: We don't have a situation such as you described, so I'm not sure if you would need to issue a 1099 ...
HOA parking restrictions1/30/2013
  Q: Is it illegal for an HOA to not allow pick-up trucks to park on the project's private property, even ...
  A: I'm having trouble understanding your question the way it is written. If you're asking whether an ...
Property Management Rates/Fees1/22/2013
  Q: Fortunato, What is the average property management fee for an apartment complex in Alameda County, ...
  A: Unfortunately, there is no standard regarding management fee rates, which is why I never quote them ...
HOA Demanding Homeowner Replace Roof1/17/2013
  Q: I received a letter from my HOA stating I need to replace my roof. The paragraph the HOA letter ...
  A: For question #1, a valid argument can probably be made by you in that if the roof is still ...
Property management liabilities to tenant property loss1/9/2013
  Q: Tenant has property damage in the apartment due to flooding. The flooding is not the fault of the ...
  A: I would imagine that the property manager has filed a claim with their insurance company, and yes, ...
pro rated amount1/4/2013
  Q: I rented a townhome in Arizona a year ago. The landlord charged me a pro rated amount for the 8th of ...
  A: I recommend contacting her one last time (in writing) to try and resolve this. If she doesn't ...
Landlord/tenant issue12/30/2012
  Q: A friend of mine is renting a house directly form the owners. They have no lease or written contract ...
  A: Your friend's tenancy is likely considered a month-to-month tenancy, so the usual rules would apply. ...
HOA Harrassement12/21/2012
  Q: We rent a privately owned condo with an HOA in San Jose California. The upstairs neighbor is an ...
  A: The association is somewhat correct in that they do not have a direct relationship with you as a ...
stolen rent money order12/11/2012
  Q: I live in California and back in April i paid my rent by way of money order. I left the mondey order ...
  A: My first bit of advice is to drop the money order idea for payments of things such as rent. You're ...
Rental Property Help12/6/2012
  Q: I was wondering how you handle your tenants when they want to move out due to a need to move to a ...
  A: A lease is much like any other debt in that it is an obligation to pay, and of course, it is binding ...
Business Entities11/28/2012
  Q: I'm in a process of setting up a residential property management company in California and wanted to ...
  A: I'm fairly certain you could choose either entity, but as for which is better for your particular ...
Should I take my property management company to small claims court11/27/2012
  Q: I am helping my 87 year old mother with a rental property she has owned for many years. Over the ...
  A: It sounds like you definitely have a case against the former tenant, so you should definitely pursue ...
Handicapped parking on private property11/21/2012
  Q: I am legally handicapped and i have a placard I was parked in a designated handicapped parking stall ...
  A: Based on your description, you should not be towed. But I can't help but wonder why the management ...
terminating a lease10/26/2012
  Q: I am wondering if it is possible to break a lease early in PA if the landlord gave verbal approval ...
  A: Most leases contain a provision whereby any changes must be in writing, so you're probably stuck. ...
Utility Charges10/25/2012
  Q: My wife and I live in a one-bedroom apartment in North Carolina and have noticed over the past five ...
  A: First I would put the issue in writing to the management company. If no action on their part, you ...
Segmenting Tenants and Landlords10/10/2012
  Q: I have a marketing project to determine if there are new business opportunities associated with ...
  A: There are altready various forms of insurance readily available to tenants (renters insurance) and ...
security deposit9/17/2012
  Q: After our lease ended with the property management company, the homeowner terminated their services ...
  A: I'm in California so I don't know the AZ system. Before court, I would place a formal demand for the ...
prepay rent9/12/2012
  Q: I have applied for an apt. in South Carolina. I have a low credit score and was advised that I ...
  A: No, it is not discrimination nor illegal, unless they are making these demands on a protected ...
Getting out of our lease9/11/2012
  Q: My husband and I have been renting a house for 4yrs now. We have been looking to buy a house and ...
  A: Unfortunately, there's probably no legal obligation for the landlord to find a replacement tenant, ...
Tenant changed lock9/4/2012
  Q: because I have asked for help last month too! I have a home that's been in foreclosure for about 5 ...
  A: Unfortunately I won't be of much help on this one, since I am unfamiliar with the eviction laws in ...
Starting a property management company.7/23/2012
  Q: I am planning to start a property management company in California. I am currently a property ...
  A: One thing you wrote is absolutely true....that's too big of a question to answer in a forum like ...
Do I need to evict this person? / Foreclosure7/19/2012
  Q: I have a problem in Jacksonville FL with a few odd twists. My house has been in foreclosure for, ...
  A: Here in California (not sure about Florida) it is a illegal for a landlord to turn off utilities, ...
Can a management company reimburse a condo association7/11/2012
  Q: In order to save a little bit of money, our condo association agreed that we would only hire ...
  A: Sorry, but this question is better answered by a real estate attorney since I'm not sure of any ...
Property Manager Relationship7/11/2012
  Q: I am writing for information on my friend's current "situation". She was looking to rent an ...
  A: My recommendation would be to write a letter to both the property owner, and also to the property ...
Notice7/6/2012
  Q: I am a property manager and want to give my two week notice. How long do I have to get my belongings ...
  A: This is probably best answered by a real estate or perhaps employment attorney. But my best guess is ...
Please help!!6/30/2012
  Q: I signed a 12 month lease. The homeowner says she revoked the property manager (the guy I rent ...
  A: You should probably pay as set forth in the lease -- however, the property owner is technically your ...
Roof Leak Cause Major Master Bath Damage6/25/2012
  Q: I manage my rental from afar, and on my recent annual trip to the premises, I spoke with the tenant ...
  A: A lot will depend on the language in your lease relating to whether there's a specific provision ...
Property manager did not collect or evict6/22/2012
  Q: Mike, I own a house in Phoenix Arizona. I have been using a property Manager (P/M) for 3 years. I ...
  A: Whether you can sue, and the likelihood of prevailinmg, is a question that will need to be answered ...
Verbal OK to lease property6/15/2012
  Q: My realtor texted me and said the homeowner had accepted my application for property rental. She ...
  A: Not completely sure about the laws in Texas, but my educated guess is that you are not obligated ...
I received a 30 Notice to quit or termination of tenancy5/27/2012
  Q: On May 9th I received a 30 day notice to quit or termination of tenancy. So I was lucky enough to ...
  A: Unofrtunately, the 30-day notice is likely valid and thus you would be reswponsible for that time ...
bad property manager5/9/2012
  Q: Fortunado, I am dealing with a pressing g issue in my apartment complex in virginia, and I am not ...
  A: Unfortunately, I'm not aware of the various agencies that might be involved in oversight of private ...
Property managment holding rent because of late payment5/8/2012
  Q: I own a home in central Texas, I was informed yesterday that the tenants had paid their rent a ...
  A: From a technical and legal standpoint, a lot will depend on Texas regulations and the specific terms ...
Rental Homes Search?5/6/2012
  Q: I live in Waco, Texas, and currently, I am moving out of my house at the end of the month. I am ...
  A: I don't know of any other online sources. But two things you can try. You can drive around to ...
what kind of credible courses do I need to take and where?4/30/2012
  Q: Mike, This is Sangita here. We currently run Jewelry business and as a part of diversification, we ...
  A: There are a zillion books out there on being a landlord. I don't have a specific recommendation ...
HOA Management Fees4/19/2012
  Q: I wanted to find out approx Property Management fees per annumn for 200 single family homes in ...
  A: Sorry, but there is no reliable standard for property management fees nationwide. The rate is ...
compensation4/11/2012
  Q: Is is a good idea in order to save money to have a board member manage association accounts ...
  A: No, on both counts. To your first question, there's the potential conflict of interest, not to ...
Property Management withholding rent from owner4/10/2012
  Q: I have a rental in Washington state for which we have a property manager that has merged with a ...
  A: If the tenant owes the late fees (likely), and if the lease provides that any payments are applied ...
application4/7/2012
  Q: I have 2 questions. The first is: I am a senior US citizen and I live in New York, NY I have, ...
  A: If you've been a good tenant, I doubt your landlord would have an issue with participating in the ...
Liability when renting house4/5/2012
  Q: In 2010 my mother passed away and left me a beautiful Craftsman bungalow a block from my own home. ...
  A: Unfortunately, risks of being a landlord are unavoidable, whether the tenants have children or not. ...
HOA dues3/28/2012
  Q: Our HOA in for our home in CA is currently paying for cable, but we have major repairs that need to ...
  A: The amount of your assessments must be tied to a budget that got approved. You can probably drop the ...
Recovering Property Damages And Back Rent From Evicted Tenant3/23/2012
  Q: I had to evict a tenant due to him being two months behind in rent and we verbally agreed upon him ...
  A: Yes, you can sue in court for the back rent and damages (less any credits you would apply from the ...
Property Management Problems3/18/2012
  Q: Mr. Fortunato, My mother has had a rental property in the Palm Springs area for many years. She is ...
  A: Yes, you are certainly entitled to whatever paperwork the PM has for your property, plus other items ...
Zoning & Rental2/27/2012
  Q: I manage a duplex for a client in Baltimore County, Maryland. We received a citation from code ...
  A: I'm not sure there's much you can do other than to schedule the hearing as the City requires. I ...
Property Management Agreement - Indemnity Clause2/22/2012
  Q: Mike, Thanks for volunteering, and taking the time to consider my question! I'm in the Los Angeles ...
  A: You are correct to be concerned about that provision. Most of our more sophisticated clients ...
Question pertains to my lease agreement2/18/2012
  Q: I signed a lease agreement for 7 months which ends on 2/29/12. I have been at this property for 6 ...
  A: You'll have to check with an attorney to see if the roof leak issue (which is unrelated to the lease ...
Liability2/12/2012
  Q: May 2011 I was told that my rental unit had bed bugs and that I would have to go thru the management ...
  A: I'm not sure if you have legal recourse or not (that's a question for an attorney). But you can file ...
residental lease2/12/2012
  Q: We have a rental home in California. Can you tell me where I can get a simple lease form? I have ...
  A: The internet is littered with lease agreements, or you could go to most office supply stores who ...
Excessively High Late Fees2/7/2012
  Q: My owner has a Property Management Company that handles her rentals. I am a tenant here, we rewrote ...
  A: You can probably guess my first suggestion, which would be don't be late with your rent! That would ...
pet deposits1/30/2012
  Q: We bought our property management business 2 years ago. The previous owners had it for 3 years. ...
  A: Most third party management companies handle trust funds that belong to its client. Basically, this ...
Insurance1/22/2012
  Q: A relative has a property management business and we were at it the other night regarding insurance. ...
  A: I'm not sure what to suggest to help convince someone of something that is pure common sense! Nobody ...
Cease1/21/2012
  Q: I just received a letter from the landlord stating that I have a male living in my home that is not ...
  A: This is a common area of dispute, where it sometimes becomes difficult to determine visitor vs. ...
property manager changed locks1/19/2012
  Q: We hired a property manager to rent out our house due to relocating. The said property manager ...
  A: Sounds like I'm missing something, since I'm not sure I understand the problem relating to changing ...
Return Rent Check Charges1/18/2012
  Q: In August of 2011, we had a rent check that was returned from the bank to our apartment landlord. We ...
  A: You certainly have a right to see the accounting as to where that figure came from. Granted, they ...
Handicapped Parking1/12/2012
  Q: Does a highrise condo have to provide the same number of handicapped parking spaces as set forth in ...
  A: Normally, the minimum number of handicapped stalls is affected by the type of building and its use. ...
Property Management Independent Contractor1/9/2012
  Q: Fortunato, I have managed my own properties for over 20 years. I do not have my Real Estate ...
  A: First, you would need to obtain a real estate salesperson's license (in California). You can't ...
Apartment Manager1/5/2012
  Q: What kind of license is required to be an apartment manager and where could I attain one? Are there ...
  A: If you work for the owner of the apartment building directly, no license would be required. If you ...
Non-refundable security deposit hidden in first month's rent12/27/2011
  Q: My mother rented an apartment in West Los Angeles and recently moved out. The company that managed ...
  A: Naturally, I'm against a practice of hiding any type of fee, including security deposits. Similarly, ...
background checks12/20/2011
  Q: I would like to know what is a good website to check someone's criminal background. I will be ...
  A: Sorry, but I don't know of any credit reporting service that would allow a consumer to check another ...
apartment fires12/14/2011
  Q: my landlord refuse to tell me my rights after a fire broke out in my apartment... he stated i caused ...
  A: Unfortunately, you are going to need to ask this question to an attorney. I'm guessing a lot will ...
Senior Citizens and Home Owners Association Assessments12/9/2011
  Q: My wife and I have an over 65 homestead exemption on our house and live in an unincorporated area ...
  A: Unfortunately, I don't know of any senior citizen exemptions that would apply to HOA dues. Note that ...
Rental Deposit10/19/2011
  Q: Is it customary for a property manager to charge a percentage of the deposit in addition to the ...
  A: First, your agreements should always be in writing (and in fact, is a requirement in most states). ...
Want to break my lease10/16/2011
  Q: I recently signed another one year lease at an apartment I have lived at for almost 4 years. Right ...
  A: I would recommend putting your concerns in writing to the management company (direct to the owner if ...
parking decals for renters10/12/2011
  Q: I have been a tenant in this particular rental for approximate 5 years. I have never had a problem ...
  A: First, if you are renting a unit that is within an association, your direct relationship is normally ...
Security Deposit Liability for PM after Foreclosure10/4/2011
  Q: What liability does a property manager (PM) have on a foreclosed property, when the previous owner ...
  A: I'm not an attorney, but my inclination is to believe there is no direct responsibility on the ...
HOA Acting as Property managers.9/29/2011
  Q: Hopefully you would be able to help. I was put to the task to figure out what exactly would have to ...
  A: Yes, probably a new entity would be appropriate, but I'm afraid your answer is far too complex for ...
california law re; verbal agreements9/26/2011
  Q: i have rented a room on a month to month verbal agreement the renter was late finaly i received a ...
  A: You should serve the 3-Day Notice to Pay Rent or Quit right away. If he doesn't pay within 3 days, ...
Liability Insurance9/22/2011
  Q: Mike. My broker son-in-law and I are starting a property management company and have been advised ...
  A: You should obtain a MINIMUM of $1M general liability insurance, workers comp, and E & O (errors and ...
Pricing for Property Management in Wyoming9/20/2011
  Q: I am looking to start a private property management business in Casper, WY area and was wondering if ...
  A: Wih I could help, but I don't know a thing about the Wyoming real estate market, and property ...
mental anguish9/10/2011
  Q: I signed a lease with my friend back in January of 11. In April 2011 my Nana got very sick with ...
  A: Although the death of your Nana is understandably tragic, from a legal and obligatory standpoint, it ...
landscape responsibility8/18/2011
  Q: We are seniors and we purchased a townhouse end unit in 2008. The board president came to our unit ...
  A: For issues that could have reasonably been determined as part of your due diligence when you bought ...
Property Management Fees8/17/2011
  Q: What's the current fee % charged by Property Management companies? Residential and Commercial
  A: Unfortunately, there are no reliable standards. residential may be from 8% - 15%, commercial perhaps ...
dispute with property owner8/8/2011
  Q: I am a property manager in Maine. The owner needed both sides of the duplex completely painted ...
  A: It's impossible for me to answer that without knowing the terms of your agreement. Usually the ...
Water bill8/4/2011
  Q: if you please,can advise how to handle overcharged water bill... The water co. has acknowledged ...
  A: I'm confused...you wrote that the water department admits to the billing error, yet they are not ...
Gas Drilling8/1/2011
  Q: Over the weekend we have had a gas drilling site pop up right behind our back fence. The tower is ...
  A: I suppose an argument could be made that IF the landlord knew about that and did not disclose, and ...
Property manager seizing tenant's security deposit for her fees7/27/2011
  Q: I own a rental property in Colorado. I have a property manager/realtor there helping with the ...
  A: Most property management agreements permit deduction of management fees from receipts (whether that ...
Terminate contract with Property Manager7/26/2011
  Q: I am fortunate to own a property with acreage that has a Duplex cabin on it here in BC Canada. ...
  A: It's impossible for me to answer that question since much depends on the way the management ...
Property Manager Compensation7/13/2011
  Q: I am the leading candidate for a position starting a property management firm that will have 60-80 ...
  A: I can't provide much help relating to compensation expectations since there are too many factors ...
3 Day Notice to Vacate posted on my door today, just paid my rent online, showing 0 balance7/7/2011
  Q: The grace period for my rent is 5 days (due on first). The first time in my life, I got a 3 day ...
  A: Not sure about Texas, but here in CA if the landlord accepts the payment in full (for residential ...
INEFFICIENT PROPERTY MANAGER7/6/2011
  Q: I own a house 200 miles away from where I reside. I get to the town where it is about 3 times a ...
  A: Your contract with the property management should have no impact on the validity of your lease with ...
Towing6/24/2011
  Q: Mike, My mother owns a condo in Houston TX, in Aug of 2010 she got very ill and she had to be taken ...
  A: First step would be to appeal to the HOA Board, and explain the circumstances regarding your ...
Damage to our property due to the children of other condo owners6/24/2011
  Q: My wife and I live in a first floor condo that has a small fenced in patio area which is also part ...
  A: That's a tough question, because regulating children behavior in a play area is of course aklmost ...
AC central air6/22/2011
  Q: I am renting a home and moved into it in Feb. At the time of the walkthru we spoke to the property ...
  A: Central air is the same terminology as air conditioning, and from what you described, sounds like ...
Loss of property6/21/2011
  Q: The refrigerator provided by the property management, which is part of my rental agreement, broke ...
  A: Sorry, but you're not likely to get reimbursed for spoiled food. the landlord acted in a reasonable ...
Tenant Rights6/20/2011
  Q: rented through a property managment company. upon moving in we found out that the "3 bedroom" had no ...
  A: I'm not an attorney so I can't comment on the legality of your case, but that would be your only ...
Neighbors want to form HOA6/1/2011
  Q: We live in a rural development (15-17acre lots). There is no HOA at present. One of the neighbors ...
  A: I'm not certain what the percentage of existing lot owners is required to successfully form an HOA, ...
Homestead5/28/2011
  Q: My girlfriend is considering moving in with me. She owns her own place and is thinking about renting ...
  A: The laws regarding Homestead Exemptions vary by state, so you'll probably need to do a google search ...
Breach of contract /Fire mgt. co. for cause5/18/2011
  Q: Property manager rented our property to a single man on a one year lease.Property has been rented ...
  A: Sounds like you may need a legal opinion, which I am not qualified to provide. My inclination is to ...
Can my daughter be sued?4/21/2011
  Q: My daughter owns a 4plex in which I rent a unit. Her Homeowner's insurance does not cover ...
  A: Yes, she can get sued. In fact, insurance doesn't protect you against being sued -- it simply ...
HOA4/14/2011
  Q: Due to extreme inclement weather in NE this year, my townhouse community had large ice buildup on ...
  A: This will depend on who is responsible for the maintenenace & repairs of the roofs/gutters. If the ...
Eviction from residential property3/26/2011
  Q: If the renter,a single mom with disabled child losses her job and stops paying the rent ,does any ...
  A: No, the landlord has the right to evict if the rent isn't paid. Your situation is certainly ...
HOA Parking Regulations3/25/2011
  Q: I have lived in Rancho Santa Margarita, where I bought my Marbella Townhome 14 years ago. Just of ...
  A: The project should have (and is likely required to have) handicapped parking spaces, in a sufficient ...
disabled3/7/2011
  Q: my fiancee is disabled and he is in a wheelchair.he has live in the home for 15 years and owns it.i ...
  A: You're probably going to need to speak with an attorney to explore your options. First thing would ...
Hiring felons/relatives to do work for the association3/3/2011
  Q: Our condo association is having a major problem. The manager, who is also on the board of ...
  A: You will most definitely need to hire an attorney, preferably on behalf of a collective group of ...
Damage by Tenant2/20/2011
  Q: I have a townhouse that I purchased in 1988 and lived in through 2008... in January 2009 it was ...
  A: You can deduct for items that are outside "normal wear & tear". For the flooring, you can deduct the ...
Move in issues of filth and pests2/17/2011
  Q: I am embarassed to be asking this question. I moved from a one bedroom to a two bedroom within the ...
  A: Yes, document everything with pictures, and I would write a letter to your landlord outlining what ...
rental property destruction2/12/2011
  Q: The rental of my house was managed by a management company. The tenants paid rent infrequently,about ...
  A: You'll probably need to speak with an attorney to explore your legal options. The utility companies ...
Property Mngt Bank Account2/10/2011
  Q: How do you set up the bank account for the owners/investors as a trust? My bank does not seem to ...
  A: If your bank doesn't understand what a trust account is -- you need a new bank! Explain that you are ...
own property adjoining rental property2/4/2011
  Q: We own property adjoining two rental properties owned by the same landlord. We share a driveway ...
  A: There should be some sort of access agreement to cover the terms of the shared driveway, which ...
Needed Repairs2/4/2011
  Q: I have been requesting repairs to both my front door and back door, since December of 2010. All I ...
  A: You should send your request to the management company IN WRITING, and include a deadline by which ...
lease agreement1/26/2011
  Q: in october 2009 a roommate an i moved into a apartment together. a couple months after we moved in ...
  A: This is the inherent problem in co-signing a lease with a roommate. When you vacated at the end of ...
time notification for annual rent increase1/24/2011
  Q: Just this past weekend my annual lease renewal paperwork arrived in the mail. My landlord included ...
  A: Yes, the landlord can demand a rent increase upon a renewal. If you don't agree, then you can ...
Property Management Software1/20/2011
  Q: We are starting a change in our condo HOA. We want on site manager as oppose to a big off site ...
  A: Most professional property management software used in this industry is rather expensive ($20k ...
Yardi Professional 3.21/11/2011
  Q: I was looking for information on Yardi Pro ver3.2 and noticed a couple of years back you had ...
  A: We're actually right in the middle of a transition from Yardi 3.2, to a product called Spectra (made ...
Security deposit1/4/2011
  Q: I recently signed a 1 year lease with a roommate and paid 50% of the security deposit. Rent was to ...
  A: You're probably correct in your assessment as to how the deposit should have been handled, but it's ...
ownership of customer database12/23/2010
  Q: I hope you can give me a fair answer to the following questions. I am a property manager for a ...
  A: Valuing intellectual property is outside of my expertise, and a very tricky area. They probably ...
Treatment of security deposits by property manager12/21/2010
  Q: Are security deposits normally included in the gross rentals for purposes of property management ...
  A: If the deposits are treated as income in the financials, then I suppose an argument could be made ...
Property manager/Lease agreements12/17/2010
  Q: Is the property management co. responsible for protecting your property and having a copy of my ...
  A: The landlord can't legally lock you out of the house (they would need to go through the formal ...
appliances12/15/2010
  Q: The party aforementioned resides in California : I lent my son a refrigerator to use in an ...
  A: The refrigerator is not considered a fixture, so if the landlord didn't provide it, you have the ...
avoiding unlawful detainer12/14/2010
  Q: I have been served an Unlawful Detainer. i've already filed my answer and have recieved my trial ...
  A: Most likely, it will be too late to have it canceled. Most landlords at this stage will also try to ...
Want to get out of office space lease12/10/2010
  Q: My company entered into a 2-year lease for office space in Los Angeles in October 2009. The purpose ...
  A: You would need to present some sort of settlement to the landlord. That could either be in the form ...
commercial property manager12/7/2010
  Q: What are the requirements/licenses required to work as a commercial property manager in the state of ...
  A: Then the licensing part of my answer applies. The government agency that deals with such licensing ...
Theft and Distruction of Personal Property by Apartment Management12/7/2010
  Q: Our son had an apartment in Ladson, SC for which my wife was also on the lease (she used to live ...
  A: To address your questions: 1. No. 2. Yes. 3. Civilly, yes. Criminally, probably not. Being a ...
is my lease valid?12/6/2010
  Q: this is my situation, the property i live on has a 2bd/1bath house with a detached garage behind it. ...
  A: First, the City's building department can probably determine whether the improvements are to code. ...
/Direct employee11/24/2010
  Q: so the property manager I work with has a business name (norther mi. property management) advertises ...
  A: From that description, it's impossible to determine whether that individual should be an employee or ...
Rental Property in Default11/15/2010
  Q: Is it legal for a landlord and their realtor to rent a property that the landlord has stopped paying ...
  A: Not sure of the legality (you would need to check with an attorney), but I suppose a lot has to do ...
zoning laws for commercial/residential properties11/12/2010
  Q: I have owned a commercial/residential building in Ambridge PA for approximately 3 years. The ...
  A: As for legal recourse, you would need to ask an attorney about that. It is a common practice whereby ...
Noisy Neighbor10/17/2010
  Q: I live in an apartment complex and I have one neighbor that plays her music so loud that i can not ...
  A: You may have grounds to terminate your lease (you should verify with an attorney), but before doing ...
Criminal Trespassing10/12/2010
  Q: My questions are about trespassing and how it goes to felony trespassing.I'm involved in protests ...
  A: Most of your questions require the advice of a criminal attorney, such as the ones involving felony ...
Trusts, Bankruptcy and Liens10/12/2010
  Q: I believe a person still has equitable title even though the unit is in a trust. A holder of a note ...
  A: First, your question involves rather complex legal issues and should be answered by an attorney ...
COS Training10/10/2010
  Q: Mike, I'm an individual from Maine looking for property management training and certification. Do ...
  A: Being in California, I'm not sure of the certification options/requirements in your state. One ...
mold work timely?10/5/2010
  Q: My condo just went through mold work. Work started in June and was held up 1 month while board ...
  A: Sorry, but your question probably needs to be answered by an attorney to determine if legal actions ...
property manger\homeowner\tenent9/29/2010
  Q: I rented a house in ohio for 3 years with a security deposit of 1450.00 and I had a property mgr ...
  A: If you don't receive your deposit back in the time allotted in your state, then you would need to ...
property owner question9/23/2010
  Q: Are you still taking questions on this site? Thanks! ANSWER: Yes (I answer several every week) ...
  A: As a landlord, I'm not sure what your Dad could have done to afford protection to the daughter. My ...
Subletting9/22/2010
  Q: My daughter recently sublet an apartment in Brooklyn, NY. She used a realty agency who was ...
  A: That's probably a question best answered by a real estate attorney, but if there's any question on ...
Caretakers Lien9/21/2010
  Q: Complicated question...6 grown children, 1 aging mother. She lives in a decent home she owns.. Her ...
  A: I'm sorry, but you'll have to run this question by an estate planning attorney as it is outside of ...
renter rights9/20/2010
  Q: I currently live in an apartment, the practice of the property management is to send out a statement ...
  A: Rental statements are usually not required, and are sometimes simply provided as a courtesy ...
professional property manager allowed lease to expire9/12/2010
  Q: Sir, We have had the same professional property manager, who is also a realtor for a few years now. ...
  A: Without a lease extension, the tenancy has already converted to a month-to-month status, so you're ...
I NEED HELP9/9/2010
  Q: I HAVE A PROPERTY MANAGER NIGHTMARE.SHE DIDN'T WANT TO CHECK ON MY PROPERTY HER WAY WAS TO SAY THAT ...
  A: Sorry, but it's a bit difficult to follow your question. But if you mean that you intended to cancel ...
Notification to pay rents to person other than landlord.9/3/2010
  Q: I live in an apartment building that was originally built to be condos. One of the partners filled ...
  A: You would ordinarily owe rent to the landlord (current property owner), until the foreclosure goes ...
Cleaning fees upon move-out9/3/2010
  Q: I recently moved out of an apartment in Eugene, OR where I'd lived for 4 1/2 years. I had two ...
  A: Hopefully you took pictures of the condition upon move-out, because your only option now would be to ...
start-up 101 california property management8/30/2010
  Q: I've read that to run/operate property management in California there are a lot of criteria that ...
  A: 1. For licensing, you must be a California real estate broker. For training & education, mostly ...
Contractor's Licenses8/30/2010
  Q: If you own a property management firm do you need a contractor's license to do repairs? If the ...
  A: A contractor's license is advisable for any work where such a license is applicable. For simple ...
Over charge condo fee + strange carrying balance8/23/2010
  Q: I am the owner of a condo. The property management company used to manage the unit until end of ...
  A: Yes, I would imagine that if you can't get the management company to respond, you may have to sue ...
verbal rental/rent to own agreement, house foreclosed on8/20/2010
  Q: Are verbal agreements binding in California? I had a lease on a property I was renting and had an ...
  A: I'm afraid you may be out of luck. First, the lender foreclosing on the property won't be bound by ...
property management contract8/19/2010
  Q: Can a residential property manager insert a clause into a contract which states that “If the Owner ...
  A: A management contract can contain such a clause, but of course a property owner doesn't have to (and ...
Home INvestment Partnership Program8/17/2010
  Q: My husband and I are strongly considering buying a duplex in Lakewood Colorado. Its a nice property ...
  A: Both programs are similar, although I believe the Home Investment Partnership Program is broader in ...
tenant / landlord issues8/1/2010
  Q: Signed new lease effective today 8/01 and gave security and realtor fee. Upon walk through on Weds ...
  A: I'm not sure it's the Realtor's fault -- instead, it's the landlord's responsibility to make the ...
interest on security deposit7/30/2010
  Q: I gave my landlord at the begin of renting my apartment a security deposit. Now, after being 10 ...
  A: In many cases, interest is not required to be paid on security deposits. If your lease specifically ...
Lease Laws for Surviving Spouse7/27/2010
  Q: My husband past away last month and we have a lease with an apartment complex in Florida. I cannot ...
  A: Probably depends on the way the lease was worded. If you and he were listed as tenants, along with ...
property management7/27/2010
  Q: I'm not a property manager. I've been offered to manage my neighbor's house,(single family ...
  A: Unfortunately, in many states, and definitely here in California, you must hold a current real ...
need urgent answer7/26/2010
  Q: It's me again, Jen, the lady with no credit score, and I have an urgent question, please answer ...
  A: If you did this transaction in person and he had keys and showed you the apartment, then it's ...
credit score7/21/2010
  Q: I live in New York. I do not have any credit score, since I never took a loan. I have an excellent ...
  A: No, if you get denied it's probably not discrimination on that basis alone. Landlords typically also ...
Apartment manager charged $320 for clean up and $320 for touch up paint using fake receipts7/18/2010
  Q: I just recently checked my deposit receipt for last year, and my apartment manager charged me $320 ...
  A: I'm not an attorney, so I can't give you legal advice. But before going to court, I would recommend ...
Help!! Verbal agreements with apartments7/15/2010
  Q: I rent an apartment in Houston, Texas and my lease will be up in October 2010. I lease my apt for ...
  A: As you might imagine, the problem with oral agreements is that they're very difficult to prove in ...
Handicapped Parking Spaces7/11/2010
  Q: Last year, I had an accident that left me with a permanent disability. Three months ago, I ...
  A: There's probably no requirement that they provide you with your own parking space, so long as the ...
Referral Fee7/9/2010
  Q: I have a residential property in Washington state which I renting and I have company which manages ...
  A: I would be very suspicious of that sort of thing....kickbacks are often an illegal practice in this ...
Harassment/Discrimation7/9/2010
  Q: We live in a manufactured home park in New York, my S/O worked here as maintance until the property ...
  A: I'm sorry -- wish I could help, but you need the advice of an attorney who is familiar with this ...
curb caused broken bones7/6/2010
  Q: last night on july 4th an elderly nieghboring tenant tripped over a cheap constructed (wood) curb in ...
  A: Sounds like you probably would be better served to speak with an attorney rather than me, as I'm not ...
Damage to rental Apt.7/5/2010
  Q: I had a tenant which I had to serve an eviction notice after only 3 weeks into their lease. Upon ...
  A: Really quite simple -- you would need to sue them. Depending on the cost for repairs, you may be ...
new conditions placed by property manager7/2/2010
  Q: We live in Arizona, and we are renting a house from Gorenter.com who is a property management ...
  A: The lease should provide for the maintenance responsibilities for both landlord and tenant...I've ...
termination of contract..friend wants to lease7/1/2010
  Q: I signed with a PM a year ago and they found a tenant for me. The tenants company paid the rent, so ...
  A: That would depend on the terms of your contract with them. But I would guess that if you find a ...
Withold condo Fees - Toronto Canada6/30/2010
  Q: I have had my access to all the building facilites suspended for one month because of breaking a ...
  A: The association's governing documents (CC&Rs, By-Laws, etc) should provide details on situations ...
Unresponsive Owner6/25/2010
  Q: We rent a single-family home in a subdivision with a homeowner's association. Our home is managed by ...
  A: i would recommend putting your request in writing, certified mail, to both the property manager (and ...
LATE FEES6/24/2010
  Q: I MOVED INTO AN APARTMENT COMPLEX LAST OCT. I WAS UNDER A PROGRAM WITH THE STATE OF VIRGINIA WHERE ...
  A: If you feel you are being charged for something you don't owe, then you can defend yourself in court ...
Purchase agreement6/18/2010
  Q: What is some of the make-up of a "purchase agreement" between two parties? Is there a stipulated ...
  A: It sounds like you're referring to an option to purchase that is part of a rental agreement. Most ...
Lease Agreement Transfer6/9/2010
  Q: I reside in California but have a rental property in Texas. The Texas property was managed by a ...
  A: It sounds as if the lease was prepared incorrectly, since you (as the property owner) are the ...
eviction & water utility6/8/2010
  Q: I am a property owner that recently took over the actual 'landlord' services after my property ...
  A: Unfortunately, you can not (here in California) shut off utility services to a tenant. Doing so will ...
Showing Property6/3/2010
  Q: What can you tell me regarding the licensing requirements of employees of Property Mangement ...
  A: From the Business & Professional Code: It is unlawful for any person to engage in the business, act ...
Rental Property Foreclosure6/1/2010
  Q: Do I have to pay rent to the ex-property management in which the property has been foreclosed on and ...
  A: Once the foreclosure has taken place, your new landlord is the bank so you'll need to address rental ...
Proposal for HOA Property Management5/26/2010
  Q: I have a small property manaement company that generally assists individual owners with their ...
  A: Sorry...but pricing is hugely dependent upon the complexity of the project, what the association is ...
rental agreement5/25/2010
  Q: We have a lease with a management company and the property is being auctioned off next month. Does ...
  A: Until the property is foreclosed upon, the manager has an obligation to the property owner (as ...
no references ?5/24/2010
  Q: was wondering what you could tell me would be some options for having no references for moving to ...
  A: Some landlords don't even require references, for the simple reason that they aren't very useful in ...
SCRA question5/20/2010
  Q: okay, so i live in an apartment in Missouri, my roommate is leaving in August for Paris Island, i ...
  A: The way most leases are created, you probably would not be able to break the lease (after all, why ...
renting your own property through a third party5/19/2010
  Q: My work contract reads that the employer has to pay for a broken lease. I own a duplex in Phoenix. ...
  A: I'm unable to make that determination from what little information I have to work with, but sounds ...
CC&R Statutes of Limitation5/14/2010
  Q: Last month, violations were reported to our management company after learning that a homeowner had ...
  A: I'm unfamiliar with Oregon regulations, and actually, an attorney probably needs to answer your ...
landlord tenant rights violations5/7/2010
  Q: I apreciate your help on this matter. I live in COlorado and I was at one point living at the Spur ...
  A: I'm not sure what i could add that your attorney hasn't already consulted you on, particularly since ...
utilities5/5/2010
  Q: I live in a 4 flat building in Chicago. Peoples Gas shut off all gas service to the building ...
  A: Your landlord needs to take steps to ensure that your utility services are not shut off, IF he is ...
property manager negligence5/4/2010
  Q: About 2 1/2 months ago I was cleaning out the closet where the water heater is stored. I was ...
  A: I suppose there could be grounds that the management company was negligent in their duties, ...
Worried tenant4/28/2010
  Q: I live in Dallas, Texas and have just moved in the Delafield Villas September 1.I had receieved an ...
  A: I'm not sure why a manager would go through the effort and expense of a court eviction for the sole ...
Managing Property4/26/2010
  Q: I've read Businesses and Professions Code, Chapter 3, Article 1, Sec. 10131(b). Is it legal for a ...
  A: In California, that would be illegal unless the property manager were the direct employee of the ...
Termites in rental property4/25/2010
  Q: My son and daughter-in-law live in a leased condo that is privately owned but managed by a property ...
  A: She should write a letter, demanding that the termite be exterminated. If the landlord doesn't ...
HOA Board Authority for Rental Information4/23/2010
  Q: Board sent following directive: Homeowners, Please see the list below of the new requirements for ...
  A: I'm inclined to believe that the Board is stepping outside of their authority in making these ...
Management fees/commission4/22/2010
  Q: I hired a property management company 8 months ago to rent and manage my house in Utah. In the ...
  A: Most likely, you will be bound to your contractual commitment to pay the fee called for in your ...
reassignment of leases and property management agreements4/20/2010
  Q: The broker at our real estate firm passed away. The agent who managed the rental properties moved ...
  A: The leases should have been created between the landlords and their tenants, with the property ...
property management problems4/20/2010
  Q: My property management company (in Newport News, VA, and I am in the military stationed in ...
  A: I'm a bit confused as to why you have both an agent and a property management company, but if the ...
Property Management Agreement4/9/2010
  Q: We manage a rental property that is equally owned by 3 people, one of the owners wish to cancel the ...
  A: It depends on how the ownership is structured. If the person that wants to cancel has decision ...
Private Parking Violations4/2/2010
  Q: I purchased a condo unit a year and a half ago in Fort Lauderdale, FL which included two reserved ...
  A: The management company has a duty to make reasonable efforts to enforce the rules. However, as to ...
collecting rents and bank accounts.4/1/2010
  Q: I am in the process of getting my brokers license and looking to manage properties for investors ...
  A: You can have one trust account for multiple properties, so long as you have the proper accounting ...
seriously3/30/2010
  Q: Ok I live in Los Angeles CA, I've been living in an apartment (Fedora Apartments) with my family for ...
  A: I suppose you could go to the Housing Authority, although I'm not sure what they could do for that ...
end of lease notice3/29/2010
  Q: I read a similar answer, to give 60 days notice, but how about our lease terms? The CA lease for an ...
  A: One key element missing is when the lease commenced. The law is that if the tenancy has been for a ...
Charging us for maintenance???3/23/2010
  Q: ! I rent a duplex for 700/mo. Our sink pipes busted last week and this last night we finally got ...
  A: There's a possible argument by the landlord if he had to incur an extra expense (in this case, a ...
resident-apartment-managing3/19/2010
  Q: My boyfriend just started as an on-site manager for a 28 unit complex in California. He is being ...
  A: There's no requirement that i know of to provide an onsite manager with a free apartment or ...
condo Apt. lease3/13/2010
  Q: Can a condo board's lease application demand the right to interview the potential new tenant if it ...
  A: There are often restrictions in an Association's rules relating to tenant occupied units. I've never ...
Issues with property mgr and tenant3/12/2010
  Q: We recently had to relocate from Colorado to New Mexico and hired a property mgr. to manage our home ...
  A: I believe your questions are probably better posed to a real estate attorney, since I'm unable to ...
PROPERTY MANAGEMENT COMPANIES3/10/2010
  Q: Good Day, upon reading your advice to consumers that have had issues with property management ...
  A: Here in California, property management companies must be headed by licensed real estate brokers ...
Renter looking for help re:owner in default on mtg3/9/2010
  Q: I just moved into a rental home in NV. We signed a 2 year lease (which expires Jan. 2012) through a ...
  A: It's quite possible (and actually probable) that the management company didn't know of the mortgage ...
Condo manager questions/board3/6/2010
  Q: Our CAM is also a CAM for another association in our town and he rarely comes by here, so we have to ...
  A: The CC&R's and Association By-Laws will provide detail on the qualifications of Board members, and ...
residence(rental) foreclosure process3/5/2010
  Q: I am currently living in a rental property managed by a property manager for an absentee landlord. ...
  A: First, I wouldn't be so sure about your rights to terminate. Receiving bank notices would probably ...
satellite dish3/3/2010
  Q: I have a satellite dish from Direct TV. I had to move it from the eve of the roof due to a tree has ...
  A: Your rights depend on the rules & regulations of the association, so I'm unable to know where a dish ...
HOA rule changes3/3/2010
  Q: I purchased a condo in 2006 with the intention of living in it for a few years then renting it out. ...
  A: Based on what you wrote, you would not be grandfathered since you were an owner-occupant at the time ...
property co misrepresentation3/2/2010
  Q: We own a home in Colorado that we listed with a property management co. The terms of the agreement ...
  A: Evicting the tenant probably won't be possible assuming they uphold the terms of their lease. After ...
breaking a lease2/28/2010
  Q: my question is my boyfriend myself and our 9month old just moved to reno from sacramento and before ...
  A: Unfortunately, you would need to ask this sort of thing to a real estate attorney to determine if ...
average salary for on site manager mixed use property2/28/2010
  Q: Duties include all day to day operations of 200 condo units, including HOA administration. 100,000 ...
  A: Wish I could help, but there is no standard because there are a variety of factors which determine ...
Tenant Car Towed2/26/2010
  Q: Hey Mike, I hope you can help. I rented my town home to someone who had his car towed recently. He ...
  A: You're probably ok. I'm assuming there's a homeowner's association, and that they did they towing. ...
New baby raises costs??2/25/2010
  Q: We currently rent a 2bd 1 bath townhouse that shares a water heater between us, another 2bd, 1bth ...
  A: That depends on the terms of your lease. If the landlord is entitled (in the lease) to prorate the ...
sublet fee question2/21/2010
  Q: I am a shareholder of a co-op residential property and I am renting this out to a tenant using a ...
  A: I suppose you would need to consult with the documentation relating to your co-op to determine if ...
Security Deposit Refund2/17/2010
  Q: I am dealing with a landlord who will not refund my security deposit. I moved out on 9/23/09 with a ...
  A: Unfortunately, it sounds like you need a lawyer more than a property manager. i would recommend ...
Change of Ownership Notification2/14/2010
  Q: I live in Alameda, California and I rent a 1 bedroom apartment. Our building has been sold to a new ...
  A: You are entitled to a letter notifying you of the ownership change (normally this is also signed by ...
Change in lease regarding payment policy2/13/2010
  Q: We recently moved into a duplex, we have impeccable rental history as well as credit history. We ...
  A: If there's no obligation to deposit a check into their bank account (and there's probably isn't any ...
Issues with Property Manager2/12/2010
  Q: I recently hired a property manager with Century 21 in Watertown, NY for my two-family house. I ...
  A: If the tenant has paid the rent for those months, then you are definitely entitled to any excess ...
limited common areas in a mid rise condo2/10/2010
  Q: I have recently accepted a seat on the HOA as vice president , and what a learning experience it has ...
  A: Unfortunately, the data I have available is too limited to be able to provide any meaningful ...
Condo noise2/9/2010
  Q: I moved into my condo 6 mos ago, and installed a sound bar on the wall. My new neighbor came by ...
  A: Writing a letter to the HOA as you suggested, letting them know you have taken steps to solve the ...
repeated Rent money misplacement2/5/2010
  Q: My property manager receives money orders directly from me. this is the third time that after ive ...
  A: I suppose your complaint would need to somehow go to either the property manager's supervisor, ...
Lease termination Notice2/4/2010
  Q: We are on a California one year Lease which is about to convert to month to month. The landlord ...
  A: The landlord is required to give a month-to-month tenant a 60-day notice to terminate for tenancies ...
need information2/3/2010
  Q: Do you know how i can become a repair contractor for property management firms
  A: You'll just need to drop your company info off at property management companies in your area, asking ...
safety2/3/2010
  Q: My boyfriend and I have been living in the same apartment for about 8 months and recently realized ...
  A: I doubt those would be grounds to break a lease. Have you put the landlord on notice (in writing) ...
Property Negligence?1/29/2010
  Q: I work for a company that rents a suite in an office building, i was parked in a space in the ...
  A: Quite frankly, if they won't pay what you feel is owed, then it's time to go to court. If the ...
rules1/23/2010
  Q: Our landlord lives next door to us and just contacted me saying that my girfriend is here too much. ...
  A: Most leases identify the current residents (tenants), and if you add additional occupants, the ...
home flooding. property management wont fix.1/21/2010
  Q: I live in a lower unit condo. The unit sits below grade. Since new year's eve all four lower units ...
  A: Sounds to me like you need to consult with an attorney. From your description, it appears that the ...
Negligent property management?1/21/2010
  Q: My apartment was broken into. The intruders kicked in the door and took several electronic items ...
  A: Most likely, your lease probably contains language that the landlord isn't responsible for security. ...
2 apartments, 2 cities, one refusal for rental history =[1/19/2010
  Q: I have leased an apartment in Charlotte NC, and I am looking to lease another in Greensboro NC. I ...
  A: Have you notified your current landlord on your intentions to keep both apartments? That may be all ...
Property Management services for single-family homes1/18/2010
  Q: Fortunato, I am the owner of two single-family homes in Los Angeles that I rent out to tenants. So ...
  A: The management fee for single family homes will generally be higher, since the same duties are ...
Garage Door1/18/2010
  Q: Last week, the chain which operates the electrical garage door, snapped as I was backing the car out ...
  A: You'll probably need to ask an attorney for a legal opinion, but I'm inclined to believe the ...
Lease Agreement1/17/2010
  Q: My husband moved us to Pocatello for a job the fell thru and the property management company will ...
  A: Unfortunately, you're probably not going to like my answer, as the job situation isn't sufficient ...
short sale and a lease agreement1/16/2010
  Q: Mr. Fortunato, I am a physician in Arizona and was leasing a home when I was informed by the owner ...
  A: That's probably a question better answered by a lawyer, but yes -- I believe the lease was intact ...
responsibility of repair1/12/2010
  Q: our tenant moved in with a portable dish washer we did not know about. we've repair the faucet ...
  A: Most leases will contain provisions that would make the tenant responsible to notify the landlord of ...
Starting a Property Management Co.1/11/2010
  Q: I currently do some property management. I would like to expand this business. I really enjoy it and ...
  A: Starting & operating a property management business is very much like any business, and of course ...
Management company did not pay rent to us1/9/2010
  Q: We live in California and we have two condos in Las Vegas for rent. The condos are managed by a ...
  A: I would recommend putting your request in writing via certified mail, and if you still fail to ...
Former tenant1/9/2010
  Q: I am being sued by a former tenant that rented my house in TX for 3 yrs.. When the tenant looked at ...
  A: If the lease didn't allow the unit to be included, then you probably won't have an issue. There ...
Property Management: Landlord/Agent Relationship1/7/2010
  Q: I have a tenant in my property that was signed under a lease with my property management company and ...
  A: I'm not aware of the laws in Florida (I'm in California) but the usual arrangement is that lease are ...
Who's responsible for frozen pipe damage?1/6/2010
  Q: I'm a property owner and with a tenant that may have caused damage to the pipes because she forgot ...
  A: You wouldn't be able to evict on that basis, and I doubt you would be responsible for putting them ...
MGT Company charging Admin Fee at closing12/30/2009
  Q: I am in the process of purchasing a new home. Upon reviewing the closing documents I see that the ...
  A: A transfer fee is very common (and in fact, $50 is among the lowest I've seen). Yes, there should be ...
landlord breaking lease12/27/2009
  Q: My brother is renting a room from a lady in her house. Her family came to take her away to a rehab ...
  A: If he has a lease, and if he is adhering to the terms of that lease, then he can't be forced to ...
Property Management Move-in fee12/23/2009
  Q: I signed a lease on a condo and was then informed by the owner that there is a refundable move-in ...
  A: If you're referring to the management company for the Association, you may have trouble later since ...
Accused by neighbor of breaking their window12/23/2009
  Q: Back ground info: The guy that owns my house also owns the neighbor's house behind us. And the ...
  A: Quite simply, if they have no reasonable proof that your kids broke the window, then you probably ...
30 Days Notice to Move Out12/22/2009
  Q: here is my situation and I would be very grateful for any help you can provide. My husband and I ...
  A: First, your tenancy is actually between you (as tenant) and the property owner (as landlord). The ...
Co-Signers, What is the responsibility of the landlord?12/21/2009
  Q: I was unknowingly and without any consent used by one one of my children as a co-signer for a place ...
  A: If you didn't sign the lease, or a guaranty of that lease (or a co-signer agreement), then you're ...
contractor not happy with payment terms12/18/2009
  Q: So here is my dilema...my husband has been doing a lot of work for a local property manager (a very ...
  A: The important thing to remember is that the management company isn't using their own money to pay ...
condo association rules & regulations12/17/2009
  Q: when I bought my condo, I was given a list of rules and regulations from my condo association. I was ...
  A: I'm afraid you'll need to get a legal opinion on that from an attorney. My guess would be that it's ...
Bad seeds12/17/2009
  Q: to make a long story short. My fiance and I have rented a one bedroom tri-plex in the SF Bay Area. ...
  A: Unfortunately, you are in a tough position. My advice would be to go to the property management ...
Rural Land12/8/2009
  Q: I've heard that realestate is about "location, location, location." But I was wondering if there ...
  A: People tend to want to live near good schools, close to where they work, shopping, entertainment, ...
non-refundable fee12/7/2009
  Q: Is it legal for a property management company to keep a non-refundable fee from a tenant instead of ...
  A: Depends on the agreement between the property management company and the property owner. If the ...
SECURITY DEPOSIT12/2/2009
  Q: My daughter rented from a young girl whose mother (Texas licensed realtor) conducted and handled all ...
  A: The landlord (as named on the lease) is responsible for the return of the security deposit. The ...
College Rental12/2/2009
  Q: My daughter rents a house with two other girls. They started to have a bug "issue" in the middle of ...
  A: Wish i could help, but sounds like you need the advice of an attorney to determine whether you have ...
Broken personel property12/1/2009
  Q: The maintenance man at my daughters complex entered her apartment while she was not home to fix a ...
  A: Based on that information, I do believe they are responsible, regardless of that lease clause. Even ...
Starting a residential property management company11/30/2009
  Q: I have been working as a property manager for the past 20 yrs managing public housing and HUD rental ...
  A: Here in California, you simply need to pass the real estate brokers exam, administered by the ...
As the landlord, I've been refused to enter the property...11/25/2009
  Q: Unfortunatly, I learned the hard way not to rent to friends. I'm going to throw a lot of info out ...
  A: For emergency maintenance issues, you could probably enter the premises to make repairs. However, as ...
non payment of rent amd procedures10/9/2009
  Q: Back in September of 2008 I started renting a parking space from another apartment complex across ...
  A: Well, actually it was both your mistakes...they should have contacted you sooner, and you should ...
bedbugs and real estate management's responsibility10/4/2009
  Q: I own a condo at a resort area. I have contracted with a real estate management company for 19 years ...
  A: I doubt the management company would be held responsible for a bed bug infestation, unless you can ...
renters @ 31% in our condo complex10/4/2009
  Q: I am on the Board of Directors for our condo complex. We now have 31% of our units being rented out ...
  A: I'm not sure what you mean by being in trouble, but if your CC&R's does not contain restrictions ...
Building management10/4/2009
  Q: I work and sort of live in CA and have 2 rental properties in Brooklyn NY, with which I need some ...
  A: You can try the Chamber of Commerce in the city where your properties are located -- there's usually ...
Breaking lease10/4/2009
  Q: Me and my wife signed a 6 months lease and moved into an apartment complex august 1st week in san ...
  A: If you'll check my previous answers, you'll see that I've answered this type of question several ...
conflict of interest/collusion10/4/2009
  Q: Does a conflict of interest or collusion apply when a property management co. also owns the ...
  A: There could be a conflict of interest, but at a minimum, a high degree of scrutiny should be given ...
Handicap Parking fees - Private Garage10/3/2009
  Q: In the state of Maryland, if a multi-family property has a parking garage available for a monthly ...
  A: I'm in California and thus unaware of the laws in Maryland. i would imagine that the fee should ...
Apartment/theft10/2/2009
  Q: I live in an apartment with my girlfriend and we were about to pay the rent tomorrow. She keeps ...
  A: You can try contacting your renter's insurance; however, I'm not sure that kind of thing would be ...
Breaking a lease9/28/2009
  Q: "My son is failing at a major university and at the end of the semester in December, wants to ...
  A: Your only option is to try and work something out with the landlord. Of course, their position will ...
Did not qualify to rent Security deposit won't be returned9/28/2009
  Q: My son received a letter that he did not qualify to rent in their apartment complex in Fullerton, ...
  A: Your question doesn't contain enough detail...and I'm not quite sure what the sentence means ...
roommate and 30 day notice9/27/2009
  Q: I have a big problem. i let my friends move in with me. i didn't make them sign anything since i ...
  A: You can sue anybody in small claims court, but whether you would prevail or not is another story. ...
Where to find laws/rules for property management9/26/2009
  Q: I wanted to know if there is a web page, phone number or book where i can find the rules/laws for ...
  A: Not that I'm aware of. But some standard boilerplate leases have generic rules attached to them. ...
Window Screens9/26/2009
  Q: I have a condo rental in southern California and my tenant has requested screens on all the windows ...
  A: Screens on windows are required for safety reasons, but I'm not sure about doors. Aside from the ...
Rent or Lease9/23/2009
  Q: I recently purchased a condo and read under the General provisions that I may not lease the entire ...
  A: Yes, most likely that clause was intended to prevent any type of short term rentals, including ...
Property Management Responsibility9/23/2009
  Q: We were using a property management (Susanville Property Management) in Lassen County, Susanville ...
  A: That will depend on the terms of your management agreement. Some agreements do permit the management ...
apartment security deposit9/23/2009
  Q: Several months ago my boyfriend and I looked at an apartment and put down a security deposit. This ...
  A: If the application you filled out and signed calls for the security deposit to be nonrefundable, ...
Apartment leasing office opening my mail9/22/2009
  Q: I received a voicemail from someone in the front office of my apartment complex stating they opened ...
  A: That would require a legal opinion of an attorney, so I won't be of much help on this. I do know ...
Eviction9/22/2009
  Q: Fortunato, First of all thank you very much for taking the time to answer my previous question. I'm ...
  A: Assuming she had to go to court because of failure to pay the land rent via an unlawful detainer ...
tennant is a paper hoarder9/21/2009
  Q: We have discovered that one of our tenants is a serious paper hoarder. She is a very nice, 50-ish ...
  A: You are correct in your assessment about the fire risks. Your insurance policy probably would cover ...
LEASE TERMINATION9/21/2009
  Q: I TALKED TO THE MANAGER OF MY APT COMPLEX AND SHE TOLD ME THAT I NEED TO BRING HER A LETTER STATING ...
  A: First, based on what you wrote, you have already extended your lease for another year, which means ...
Follow up to renter vs. owner occupied ratio in condo community9/21/2009
  Q: I am on the board of my HOA and we are currently over the allowable ratio of owner vs. renter ...
  A: This is quite a hot topic as of late, and unfortunately, the way to approach this isn't all that ...
Firing a property manager before the lease is up9/20/2009
  Q: We are in the process of firing our property manager for a multitude of reasons. We live on the west ...
  A: If you can prove that the contract was breached, and if you provided written notice to the ...
California Verbal Rental Agreement, 30 days notice and deposit9/17/2009
  Q: I made a verbal rental agreement starting June 1st of this year to end when I give thirty day's ...
  A: You'll probably need to sue in small claims court in the event you feel deductions from your deposit ...
Living Where I work9/16/2009
  Q: I am an employee employed by a Property Management Co. My job title is: Front Desk Associate. Our ...
  A: Assuming there's nothing in your employment agreement that would restrict you from living at the ...
Landlord entering basement9/12/2009
  Q: I have a landlord that likes to drop by whenever she wants. Last night around 7:30pm, I was working ...
  A: Based on your description of the situation and the language of the lease, the landlord probably has ...
rentals in condos9/11/2009
  Q: Our CC&R's state that the units are to be occupied by 'homeowners.' A full quarter of the units are ...
  A: You'll need to contact an attorney to determine what courses of action you'll be able to take. This ...
living a nightmare in this rental9/9/2009
  Q: I moved into this townhouse 2 months ago. and have been living a nightmare ever since. I am with the ...
  A: I would recommend putting your concerns in writing to the landlord, giving them a deadline by which ...
Residential Property Management vs Resident Property Manager9/3/2009
  Q: Mike, I've been reading some of your responses. Perhaps you can help me. I am a licensed agent in ...
  A: As a resident manager/employee of the property owner, you would be permitted to act as resident ...
Property manager requirements9/3/2009
  Q: Im a plumbing and pest control business owner. Im wondering if going into the property management ...
  A: Considering I'm in the property management business, I guess I fall into that same !@#^$$! category ...
eviction9/2/2009
  Q: I have let a friend stay with me that got divorced in return with helping pay rent. There is no ...
  A: You probably created a month-to-month tenancy by allowing him to stay there, and by collecting rent. ...
Security deposit at a discounted rate9/2/2009
  Q: I am in the military, and when I arrived at my duty station I was informed of no openings for ...
  A: You're probably not obligated to pay that higher amount. But where this becomes complicated is the ...
notice to landlord9/1/2009
  Q: Here I am again. I made an error in my former question. This would be the common way to terminate a ...
  A: I'm afraid I answer a lot of questions, so I'm not sure I recall the details of your original ...
notice to the landlord9/1/2009
  Q: I have a month-to-month tenancy. I live in New York City, in Queens. I know that the LL and usually ...
  A: I'm unaware of any special rule in NYC that would invalidate a notice requirement -- but I suppose ...
propty mgmt no longer in charge9/1/2009
  Q: my question is similar to the florida question howevr i am in calif. i signed a 1 yr renatl ...
  A: First, your existing lease is probably still valid if you should insist on keeping it that way. ...
Repairs Promise Unkept9/1/2009
  Q: I'm an undergraduate female student. Just moved into an old studio apt in Columbus, OH with one year ...
  A: You should put a formal request to the management company in writing, demanding that these items be ...
Lessee Liability8/31/2009
  Q: Can a Lessee be held liable if, after giving notice that the lessee will vacate at the end of the ...
  A: Most likely, the Lessor will commence with the eviction. Yes, the lessee named in the lease probably ...
Lease contract termination8/31/2009
  Q: I have been leasing a home for 15 months of a 24 month lease. I am getting married and therefore ...
  A: The short answer is -- you can't! Put it this way...if the landlord decided he/she didn't want to ...
Aptr on site manager8/31/2009
  Q: Would you suggest that an apartment complex with 30 units hire a full-time on site manager? If not ...
  A: Here in California, a building with more than 16 units requires an onsite manager. The duties/tasks ...
breaking my lease8/31/2009
  Q: im new to the=is city originally from dayton ohio. i have been living in my apartment now since may ...
  A: In order to break the lease, you would need to show that the landlord has breached the agreement, ...
breech of contract possibility8/29/2009
  Q: My son and his roomate paid deposit and first month's rent on an apartment. The manager said they ...
  A: This will require the advice of a real estate attorney, who can review the documents involved in ...
30 day notice to terminate contract8/27/2009
  Q: I have been under contract with a property management company for over 1 year, that is caring for my ...
  A: Simply provide a letter granting the required notice period to cancel (doesn't need to be a special ...
What is normal wear and tear.8/24/2009
  Q: I recieved a bill for $3700 from my previous landlord for 94 hours in cleaning fees. The apartment ...
  A: There's no hard and fast rule on what is wear 7 tear and what is beyond that (which is why before ...
Commercial vs residential HOA fees8/23/2009
  Q: We have 3 commercial spaces on the 1st floor and 12 residential units on floors 2-3. The commercial ...
  A: There's no standard for that sort of thing (it's somewhat rare to have an association which has a ...
tenant rights under forclosure8/21/2009
  Q: I am a condo renter in Florida. The owner is a private individual. I have just received notice that ...
  A: It used to be the case that leases were immediately invalidated upon foreclosure. Due to the ...
Out of country homeowner with Property Manager Issue!8/21/2009
  Q: I am currently working overseas and I purchased a home in Indiana. First, I want to start off with ...
  A: Obviously, you need a new property manager, so it's good you're taking steps in that direction. ...
Married Tenants Separating - Possible Violence8/20/2009
  Q: I've got a pair of married tenants who have just separated. The wife has a female roommate (who ...
  A: You can't prevent him from entering the Premises and you can't simply change the locks, since he is ...
Re: Personal property stolen as a result of Landlord actions8/19/2009
  Q: My son rents an apartment in a university town in California. The property mgmt company decided to ...
  A: If I were managing the project, I would have given 30 days advance notice. Whether that is a ...
Deposit Refund8/15/2009
  Q: I signed a lease to rent a home in NV from the actual homeowner. I paid my rent to a property ...
  A: You should sue the property owner, as they should be the landlord under your lease. You can also ...
options8/14/2009
  Q: I have lived in the same apartment/complex on the 3rd floor for 15 years. There is a tree outside my ...
  A: I suppose you could assert that your right to quiet enjoyment of your apartment is compromised by ...
CARPET8/13/2009
  Q: You probably get this a lot... I lived in my apt for 6 years. They took $400 out of my deposit for ...
  A: Yes, i do get this question a lot! Unfortunately, the accuracy of my answer is somewhat limited to ...
SECURITY DEPOSIT8/12/2009
  Q: I have rented a house on 22 acres in San Luis Obispo , CA for 20 years & resently asked to vacate ...
  A: You should receive the refund of your deposit, less any deductions for ordinary wear and tear. This ...
Leasing out a bedroom within my 2/2 leased apartment - Moving out issues8/7/2009
  Q: I have a 2/2 newer apartment in LA(not rent controlled). I have lived there for 2 years. My first ...
  A: I'll answer in the same order as your questions: 1. If roommate C is not on the lease as a named, ...
Residential Lease Damages8/5/2009
  Q: My son recently moved out of a home he had been renting in Texas for 3 years. There were some ...
  A: No, I doubt the landlord would be entitled to that additional rent. All he can probably do is have ...
management abuse8/5/2009
  Q: i have been told 60 days to get out " not in writing to leave " for no reason i own my home but rent ...
  A: First, if you're on a month-to-month lease, then the landlord can terminate the tenancy without ...
Lanlord/Tenant Situation8/4/2009
  Q: Chicago Ill. A. If a person receives a letter stating rent was due 10 days before beginning of ...
  A: For the basic questions regarding the rent increase, yes, the landlord is required to give more than ...
foreclousure units8/3/2009
  Q: I am currently renting an apartment/condo in San Diego county, CA and have been in the same unit for ...
  A: If the condos are separately owned, I'm not sure how the entire complex could be foreclosed upon ...
Wild Tenants8/2/2009
  Q: I have some tenants who are throwing a huge "professional" beer drinking competition next weekend. ...
  A: A lot will depend on what restrictions you have in your lease. My guess is by holding this type of ...
Property management8/1/2009
  Q: I have a friend that would like for me to take care of her 2 houses in Phoenix since she lives in ...
  A: Not sure about Arizona, but here in California, you must have a real estate broker's license (or a ...
Can we fire a managment company in this case...7/31/2009
  Q: "Hi, We are in the progress of firing our current management company and they are not pleasant and ...
  A: I'm not sure that I'll be able to give you a definitive answer on this, since it depends on several ...
Apartment AC7/31/2009
  Q: I would like to know if there are any regulation codes for AC unit depending on the square footage ...
  A: When a building is first built, the developer will need to provide a certain amount of airflow per ...
Carpet Replacement7/30/2009
  Q: I have lived in my apartment for over 6 years. TWICE my apartment complex has flooded my apartment. ...
  A: Whether the carpeting needs to be replaced after 4 years is a judgment call (there's no hard and ...
What are my rights?7/29/2009
  Q: I moved into an apartment (in a college town) and the place was never cleaned, the walls were never ...
  A: First, it probably goes without saying that should never move into an apartment in the first place ...
handicapped parking space7/29/2009
  Q: I am a handicapped person with a handicapped parking sticker.I rented this apartment in June,2009.I ...
  A: I'm not sure what I could do to help...your best bet is to work this out with the manager (possibly ...
rental lease7/29/2009
  Q: We had a 6 month lease, when we paid our last month and gave notice within a couple of hours we got ...
  A: First, it's important to understand that the tenancy has nothing to do with the pending foreclosure ...
Townhouse unit7/29/2009
  Q: In a townhouse (the type in which units share a wall) community, there is a time at night when noise ...
  A: Usually cities have noise ordinances, which vary from city to city. Roughly, the times are usually ...
Residential vs Commercial property management7/28/2009
  Q: I'm interested in the similarities of managing residential properties and commercial properties. As ...
  A: The transition can be made, but shouldn't take place without some education since commercial real ...
Move-out Date7/28/2009
  Q: What is the rules of a Move-out Date if there is nothing written in stone except the Move-out Date? ...
  A: I'm guessing that the landlord/owner will have a different version of what the move-out date was ...
Windows sealed shut???7/28/2009
  Q: My sister lives in Idaho and we have been trying to research this question for some time now. In the ...
  A: Unfortunately I'm in California and thus am not familiar with the regulations in your state. My ...
qualifications7/28/2009
  Q: I have ongoing problems communicating with the manager of my property. I am trying to find out if he ...
  A: For licensing issues, you can contact the California Dept of Real Estate. To manage real estate ...
Renting my condo7/28/2009
  Q: I will be moving in with my boyfriend and want to rent my condo out. I have no idea how to start. I ...
  A: There's quite a bit of information to learn to be a landlord. There are lots of books on the ...
Rental specials after signed lease7/28/2009
  Q: My boyfriend and I signed a lease today and when I looked online to confirm my address, I see that ...
  A: Probably not..it would b4e at the discretion of the property owner. It's similar to buying something ...
Insuring rental properties held in an LLC7/27/2009
  Q: After transferring my investment home into an LLC, who should be listed as Insured on the home ...
  A: I'm not an attorney, but the way we usually structure it would have the policy in the name of the ...
apartment managers being required to live on property7/27/2009
  Q: i live in California, and i understand that larger apartment complexes like the one i live in are ...
  A: Any apartment building with more than 16 units in California is required to have a resident manager. ...
substandard conditions7/27/2009
  Q: I lived in a residence in Frederick, MD that wasn't up to the code at the time I moved in. The ...
  A: I suppose the first thing that came to mind is why you would move in to conditions like that in the ...
Slumlords7/27/2009
  Q: I live in a neighborhood that once was a very nice quaint neighborhood. Now since the homes are ...
  A: You can try contacting the city, possibly starting with the Code Enforcement department if there are ...
Landlord rights7/27/2009
  Q: I rented a home with a needed bathroom floor repair that was not discovered until moveout by former ...
  A: You should check your lease to determine what notice is required. As the landlord, you certainly ...
Liability for Damage7/26/2009
  Q: My Delray Beach, Florida condo (built in 1978)has water damage on the inside of the exterior wall of ...
  A: You would need to refer to the CC&R's for the association to determine who is responsible. ...
Roommate7/26/2009
  Q: I share a house with 2 other people, we are all 3 on the lease. My son has been staying with us for ...
  A: There's no hard and fast rule on that -- the trick becomes determining whether someone is a guest vs ...
Prop mgmt hiding keys to rental outside7/26/2009
  Q: We recently moved out of a rental home, and have about a week left on our lease. We went to the ...
  A: It's probably not a big deal (even though it's probably not the best business practice since a ...
property manager harrassment7/25/2009
  Q: I have been renting a condo for almost a year now. I do not know the owner, only the property ...
  A: You can try to contact the property owner, but chances are they won't want to speak with you (after ...
Will we ever get our $$?7/24/2009
  Q: In Aug of last yr we used a property management company to rent out our house here in Colorado. ...
  A: First, the eviction should have commenced back in December when the tenant stopped paying their ...
General Questions regarding Lease renewal7/23/2009
  Q: Me and my husband have had a 1 year lease with our current apartment and we will be up for renewal ...
  A: Every landlord has different policies, but many do not re-run credit or go through the qualification ...
No Running Water at our home7/23/2009
  Q: we are in our third month renting a home, in which we signed a year lease for, with a property ...
  A: If they aren't willing to repair the well and restore reliable water service, then you are probably ...
Expectations of A Property Management Co.7/22/2009
  Q: I've contracted with a property management company for 14 yrs. The tenants recently vacated after ...
  A: They probably aren't liable since they didn't cause the damages (the tenant did), and managing the ...
Return my security deposit for a room never rented7/21/2009
  Q: I gave a partial deposit for the rental of a room in a private home. The landlady never returned my ...
  A: That's probably a better question suited for an attorney, but normally you can also try to recover ...
Tenant-Landlord7/21/2009
  Q: I rented a furnished house for 8 months without an agreement, lease, deposit or walk through. Pets ...
  A: If the furniture can be reasonably repaired with acceptable results at less cost, then an argument ...
landlord harrassment7/20/2009
  Q: I live in Colorado.My land lord has so far given me 4 diffrent noticesm The first were notices to ...
  A: Failure to pay rent in a timely manner is sufficient grounds in and of itself to evict (and they ...
Permission to enter a home7/19/2009
  Q: I've agreed to take care of a pet while the owner is away for $20 per day. Should I have her sign an ...
  A: Good question...if it were me, I'd probably ask for an agreement in writing, unless my neighbor was ...
Cash Reserve7/18/2009
  Q: What is the percentage of income recommended for a cash reserve on income property?
  A: There is no accurate rule of thumb as far as percentages...the amount of appropriate reserves is ...
Unethical business practices7/17/2009
  Q: We have hired a PM to take care of our remote property. They never distribute the payments on time ...
  A: You should first write a letter to the owner of the management company (if you already haven't done ...
security deposit7/16/2009
  Q: I lived in a condo for 9 years in Southern California. The management company changed once. When I ...
  A: They have 21 days to settle your deposit (unless your lease is more restrictive). They can only ...
Security Deposit7/15/2009
  Q: We moved into a roach, mice infested apartment, where the edges of the kitchen floor were coming ...
  A: The landlord should have provided you with an accounting of the deposit, including an itemization of ...
Tenant Rights Query7/13/2009
  Q: I recently began renting a single-family home in Connecticut. My landlady lives right next door, and ...
  A: You are correct in that she doesn't have a right to demand that you close your windows. Of course, ...
Manager Entry7/13/2009
  Q: I live in California, in a trailer park, and have on two separate occasions had the manager, NOT the ...
  A: Most leases require that the landlord must give reasonable notice to the tenant to gain access, ...
Rental process7/12/2009
  Q: Management company. I have told them in full detail of my situation. divorce CC debt 1 foreclosure ...
  A: Considering that many landlords wouldn't even consider a situation such as yours, it probably isn't ...
Fiance of resident deployed7/10/2009
  Q: The fiance' has been deployed as of April 7, 2008 (non-leaseholder), she is the only one on the ...
  A: I'm not sure what you mean by "SSCR"...but if the fiancee is not on the current lease, then he has ...
leaky roof, ruined items7/9/2009
  Q: i live in Los Angeles, CA & rent an apt in West Hollywood. The 1st day it rained a poorly patched ...
  A: You can try sending a letter; however, most leases exclude personal property damages, and usually ...
noise complaint about fellow owners7/7/2009
  Q: Our CC&Rs state that kids are not allowed to play in parking lots, driveways and carports. Despite ...
  A: Yes, your only recourse at this point would probably be to sue. But use caution...it might be a ...
Starting a property management co.7/6/2009
  Q: I have been working for a property management co. for the past 4 years and I am interested in ...
  A: Here in California, you simply need to pass the real estate brokers exam, administered by the ...
Property Manager info7/5/2009
  Q: I'm interested in property management. I'm young, and haven't graduated college yet, but I know I ...
  A: I'm not aware of the regulations in your country, but here in the US, most states do require you to ...
Lease Extension7/4/2009
  Q: To renew a lease for another year in California, is there a legal form or just typing a note and ...
  A: I don't have a link or a generic form to send you (we use computerized forms that fill in the data), ...
Property Manager went Out of Business7/3/2009
  Q: I have 5 rental units that have been managed by a single proprietor management company. For the ...
  A: If you find that the tenant is current and that the funds weren't provided to you, then you'll ...
Property Management - Lock Box Key7/2/2009
  Q: Is there a way Commercial Property Managers can obtain a lock box key- the board has denied our ...
  A: If you're referring to the Board of Realtors/ your local MLS, you normally have to be a member to ...
Lease Agreement- Do we have a case?7/1/2009
  Q: We moved into a property managed by a Realtor Service for the homeowener. We were told when we ...
  A: I'm not an attorney, but unfortunately I don't see anything that would provide grounds to break the ...
car damage in building garage6/12/2009
  Q: there is a fee of about 190 per month to park. there are only 17 spots and to get access you must ...
  A: Most likely, you'll need to go through your insurance, as your lease probably contains a provision ...
Apartment Break in & theft6/10/2009
  Q: We had a burglary in our home & many valuables were taken. Even though we had renters insurance, we ...
  A: Unfortunately, it is very unlikely that you would recover any of this from the landlord or ...
Apartment management ask to pay beyond security Deposit6/10/2009
  Q: At 3655, Pruneridge Ave, Santa Clara, CA, Oakridge apt..where i lived for 1 year and moved to PA ...
  A: There is no authority you can complain to -- you would either need to work it out with the landlord, ...
"Breach of Contract" so charged 1000.00 dollars and threatened to be sued6/9/2009
  Q: Long story short I rented a vacation home through a Tahoe Property Managment company (no name ...
  A: Wish I could help -- but sounds like you may need the advice of a lawyer rather than a property ...
Habitability,6/6/2009
  Q: 3 weeks ago we moved into a 3 bedroom home. many items were problems. broken glass in the backyard ...
  A: You probably should write a letter demanding that the landlord take action, and include a reasonable ...
paying for cleaning of the apartment beyond security deposit6/5/2009
  Q: I just found out that I will not get back my security deposit and have to pay in addition to it for ...
  A: If your lease prohibited smoking, then the landlord may be justified in that smoke odor is very ...
Prperty managment dispute6/4/2009
  Q: we hired a property managment company last Aug. but we have had many run-ins with them so dicided to ...
  A: If you're attempting to break an unexpired contract, you probably should hire an attorney. You can ...
commission fee6/4/2009
  Q: i broke a lease and the prop. mgt company is charging a commission fee, which is stated in the ...
  A: Whether the fee is valid largely depends on the wording in the contract. If it's a fixed penalty for ...
Transfer of residential lease6/4/2009
  Q: My husband and I currently own a home in Florida. We recently terminated our property management ...
  A: If the lease was structured correctly, it should have been between you (as landlord/property owner), ...
Tenant rights6/3/2009
  Q: I just moved into an apartment 6 days ago. We looked over the place before moving in and after ...
  A: You'll probably need to consult with an attorney to determine if you would have sufficient grounds ...
breaking a lease for an recently invalid senior6/1/2009
  Q: My dad is 83 years old and suffers from a long list of illnesses including bad heart,Parkinson,COPD ...
  A: I understand your situation completely, and have had my own similar experiences with family members ...
Is a Letter REQUIRED for non-lease renewal in Georgia6/1/2009
  Q: My college age son was renting a room with 6 others at a house in Milledgeville, Georgia. The lease ...
  A: First, I'm in California so not at all familiar with Georgia real estate regulations. However, ...
security deposit6/1/2009
  Q: I LEASED A PROPERTY I WAS SUPPOSED TO TAKE POSSESSION ON 05/15/09 I DID NOT GET A CALL OR A WRITTEN ...
  A: Sounds as though you may need to file a lawsuit. But prior to that, i would recommend writing a ...
normal wear and tear5/31/2009
  Q: I have lived in my rental house for 8.5 years and am worried about getting my security deposit back. ...
  A: Normal wear and tear would include conditions that exist when normal usage and maintenance/cleaning ...
Pet missing...5/29/2009
  Q: Until today I had a pet cat who lived with me and my roommate in our apartment. Our lease does not ...
  A: Your rights may have been violated -- although the landlord will probably claim that either he did ...
Can I sue my property manager5/29/2009
  Q: My property manager used my renters security deposit to pay my renters rent without my knowkledge, ...
  A: Not sure I understand the predicament...whether the security deposit was applied to rent (which most ...
No hot h2o or gas5/28/2009
  Q: my name is Tasha and today is 5/27/09. MY 10 year old son and I reside in Chicago in a 65 unit mix ...
  A: You (and the other tenants of the building who are probably equally frustrated) probably need to ...
Rental foreclosure5/27/2009
  Q: I started renting my house in January, 2009. On May 5, I received a call from the manager stating ...
  A: The housing market is in a bit of a mess right now, so it's not unusual to experience what you've ...
Renting in the middle of bankruptcy5/27/2009
  Q: I am in the process of filing bankruptcy. I have tried to work with the lender of my first mortgage, ...
  A: Most rental applications (and leases) require that you disclose everything, so that's what you ...
Unlocked Door?5/27/2009
  Q: I had a pipe burst in my apartment when I was not there. The landlord entered my room to fix the ...
  A: No -- that would probably not be grounds to terminate a lease. Sounds like an innocent mistake, ...
co-leaser abandoned lease5/27/2009
  Q: I live in New York City. I had a roommate who abandoned our lease about 7 years ago. I have ...
  A: Your roommate will only be on the lease for the current term (tecnically speaking, you really can't ...
Theft in my apartment by property management sub-contractor5/25/2009
  Q: I live in Los Angeles and rent an apartment in a large community (90 bldgs or so) and they have ...
  A: The property management company (or the landlord) probably doesn't have any liability for the ...
Getting out a lease5/24/2009
  Q: Can I get out my lease if I moved into an apt almost 5mths ago. It's been nothing but trouble since ...
  A: You should first demand action from the landlord, in writing, assuming they are responsible for pest ...
slum lord5/24/2009
  Q: How can I get repaid for the repairs and supplies i bought for the repairs? I have receipts and ...
  A: Your lease may not allow for what is referred to as 'self-help". If you proceeded to make repairs ...
billing system failure and late notices5/22/2009
  Q: Recently our appartment managment is currently setting up a arental payment billing system through ...
  A: I don't know of any magic resource you could go to...instead, i recommend simply putting your ...
Foreclosure impact on lease and deposit in CA5/20/2009
  Q: My sister is currently renting a house in San Jose CA. A notice was posted on her door 5/19 ...
  A: The lease will be voided by the bank once they complete the foreclosure process, so your sister ...
Can't sell mobile home in rented lot.5/19/2009
  Q: I currently own a single-wide mobile home in a rented lot near Ann Arbor, MI. I had to move to start ...
  A: First, you probably can't just let the mobile home sit on the lot, and expect it to remain there for ...
Transition of owner occupied property to a rental5/18/2009
  Q: As I understand it, there is no tax deduction for losses due to a forecloser of a primary residence. ...
  A: It becomes an income property as soon as you declare it as such -- and can prove that you have ...
Broken heart & changes locks5/14/2009
  Q: After being away for 13 months during military training, my boyfriend decided he no longer wanted ...
  A: Were you both renting, or were you living in a place you both owned? If a rental, it depends on who ...
Multifamily5/14/2009
  Q: If i purchase a multifamily home, where both units are tenent occupied and they have one year leases ...
  A: If you purchased the property you would then become the landlord, and you would need to honor the ...
Security deposits5/11/2009
  Q: I am considering hiring a property manager to manage my property. According to the CAR Property ...
  A: If you hold it yourself, it does not have to be in a trust account -- unless your lease specifically ...
Denied Rental5/9/2009
  Q: I applied to be a guest in a mobile home community and wanted to stay with some friends for a month ...
  A: You'll probably need to speak with an attorney in your state about that situation (I'm in ...
how rent apt. if almost retired with little income?5/6/2009
  Q: I've lived in the same apt. complex for 15 years and would like to move to a nicer place which would ...
  A: You are correct in that many landlords will want you to be able to demonstrate that you have the ...
eviction process5/5/2009
  Q: My mom made a verbal agreement with the tenant that lives in the back house. She now wants him out ...
  A: Your parents need to evict the tenant. Without a written lease, their tenancy is probably considered ...
30 day notice5/4/2009
  Q: My husband and I entered a written lease agreement on sept 15 2008 that ends on sept 30 2009. In ...
  A: I'm not an attorney...but most likely, the written lease terms would prevail over the verbal ...
Lease Expired and Renew Question5/1/2009
  Q: My tenant is currently occupying the house, the original lease expired on Apr 30, 2009. We agreed to ...
  A: An addendum normally contains language that provides for which document takes precedence (in our ...
tenant indemnification agreement4/30/2009
  Q: We are an HOA and a tenant has asked to set up a child's wading pool in the garden, which consists ...
  A: Yes, that is perfectly reasonable, considering you have not only the lack of a soft landing area, ...
Roof problem in Storage Unit4/29/2009
  Q: I rent a storage unit and during the latest hurricanes last year in Florida I discovered that the ...
  A: Your only recourse would be to file a lawsuit against the property owner; however, given the ...
Beg bugs treatment obligation4/29/2009
  Q: As the owner of a single family home that is currently being rented, am I legally obligated to pay ...
  A: If your lease requires that you pay for pest control service, you may be obligated to pay for bed ...
Pets and Apartment Fee's4/28/2009
  Q: Mike, I am dog sitting for a relative. (i live in a apartment) I have had the pup for a little over ...
  A: I suppose it depends on what is called for in your lease. If those charges/penalties are allowable ...
Apartment move out bill4/28/2009
  Q: I recently moved out from apartment after living there for about 2 years with several issues. The ...
  A: Your only options are either to wait for them to sue you (probably through the collection agency) at ...
Owner occupied rental4/26/2009
  Q: I have a owner occupied house with a rental appartment in the basement. I am moving to Japan and ...
  A: I have never heard of that type of zone, but if the zoning is structured that way, then you would be ...
residential property manager4/24/2009
  Q: Five tenants signed a 6mo. rental agreement together after establishing each tenants room location, ...
  A: Based on what you wrote, it would appear that the only contract was a rental agreement between the ...
moved out tenant4/21/2009
  Q: After a tenant moved out I found some damages on the inside of the closet floor. I missed it during ...
  A: If you already settled the tenant's security deposit, the only way you have to recover that amount ...
Lease Renewal Agreement4/20/2009
  Q: I am an out of State (NY) landlord who owns a condo unit in Miami Beach. My current tenant's lease ...
  A: Technically speaking, you probably would owe them a commission if you renew the tenant. An argument ...
Property Management4/18/2009
  Q: I am thinking about starting a Property Management business, however, it will be for my own ...
  A: No, you don't need a real estate license to manage your own properties. If you were to manage for ...
withholding rent4/18/2009
  Q: 2 weeks before i was to sign a lease on my apt., i asked the landlord for the bottom line on what it ...
  A: Generally speaking, a landlord doesn't have an obligation to pay for utilities that are separately ...
Terminating contract4/17/2009
  Q: I am in the process of terminating the contract with my PM. Then I realize this PM doesn't have a ...
  A: I'm not sure if the post office will deliver certified mail to a post office box (they might), but ...
Landlord refusing to give back rent4/15/2009
  Q: Live in FL. Gave a land trust property manager rent and deposit for a room in a residential house ...
  A: I'm not a lawyer, nor do I know enough about your situation to be able to suggest whether you would ...
Garage4/15/2009
  Q: I would like to rent out my very large garage for mechanical work or what ever. What do i need to do ...
  A: You should create a lease, which if the document is complete enough, should contain the necessary ...
VERY harrassing neighbor4/14/2009
  Q: I live in a large complex in Copley, OH. Sadly, the neighbor who shares a common wall with me has ...
  A: Wish I had a magic suggestion for you, but unfortunately I don't have any suggestions on how to ...
Canadian capital gains4/8/2009
  Q: Our family of seven have equal shares in a home. One of us live in the house,another lives in a ...
  A: I'm not aware of Canadian real estate regulations and the tax code, so my answer would need to ...
Invalid lease and foreclosure4/7/2009
  Q: A week before moving into a new apartment, I realized the unit number on the lease I signed was for ...
  A: I doubt there would be any legal ramifications due to the wrong unit number listed in the lease. I ...
Pros and Cons of an S-Corp or LLC ?4/6/2009
  Q: What are the pros and cons of owning investment properties outright, vs. through an S-corp or LLC? ...
  A: Here's an excerpt from a web site on that topic: Use of the LLC for ownership of investment real ...
Broken balcony door - property mgmt doesn't want to pay4/2/2009
  Q: I own the condo for 8 years in a bulding 15 years old. Around 2 years ago, new property mgmt took ...
  A: First thing I would do is to check your CC&R's to determine who is responsible for repairs to the ...
Rental Deposit and the Deposit Protection Scheme4/1/2009
  Q: I live in England (UK). I have recently just moved out of a rented property for which I was ...
  A: Wish I could help, but since I'm in the US, I'm not at all familiar with the real estate regulations ...
Grant Deed - Gift3/29/2009
  Q: We were approached by the friend of an acquaintance to assume the back taxes on their property in ...
  A: You definitely need an attorney. First, you need to be sure you used the correct deeds to convey the ...
Find names of brokers3/29/2009
  Q: I live in a West Side (Manhattan, New York) co-op. We believe that every apartment sold in the past ...
  A: I'm not sure if the broker(s) that handled the sales are public record in your state. Here in ...
non paying renters/squatters3/28/2009
  Q: New renters in Michigan paid 1st and security with a check that bounced, then paid with another ...
  A: I'm unaware of Michigan real estate regulations, but normally if the tenant has taken possession of ...
Property Management Start Up3/27/2009
  Q: I will be starting a property management company that will assist banks with REO property, ...
  A: You will need to check with the Department of Real Estate (or similar) in your state to find out the ...
Can I sue my property management company3/25/2009
  Q: Can I sue my property management company for failing to check the status of a home that they were ...
  A: To my knowledge, there's no reliable method a management company would have to check whether a ...
Hiring a Condo Management Company3/25/2009
  Q: I'm a condo board member. We are interested in moving from a financials-only management company to a ...
  A: Unfortunately, there's no standard fee structure that applies to all associations. Much depends upon ...
landlord foreclosure issue3/24/2009
  Q: My landlord is not returning my calls and a company has come to the house to see if anyone is living ...
  A: No, I would not recommend paying rent to the landlord, unless they are communicating with you ...
the board of condos try to reject my tenants3/23/2009
  Q: I am trying to find out if I have to do what the board is telling me to do. They said that my ...
  A: The answer to your question can be found by consulting the CC&R's for your association. Sometimes an ...
Tenants in a HOA3/23/2009
  Q: Can an HOA make special rules for tenants or do the tenants have the same rights and privileges as ...
  A: Yes, specials rules can exist for tenants (which usually apply to all occupants), and no, tenants do ...
past rent owed to owner by mgmt co3/21/2009
  Q: I hired a property management co. who has collected rent from tenant but is now 2 months behind ...
  A: First of all, the tenant shouldn't be under contract with them. The lease should have been ...
Resident manager vs. outside property management companies3/21/2009
  Q: Mr. Fortunato, I own a condo in a building of 60 units. We have a HOA and we have a resident ...
  A: The only benefit of a resident manager is that this person is for the convenience of having someone ...
30 day notice rules3/19/2009
  Q: My husband and I are currently buying a home and are scheduled to close by April 13th. We are ...
  A: Technically, if you give 30 days notice, but then remain in possession after that 30-day period ...
Property Mangement Companies3/18/2009
  Q: Is there any action that can be taken against a property management company for late payments to ...
  A: Probably not -- the issue with late payment may not even be caused by the property manager, if their ...
Deposit Refund Legalities3/18/2009
  Q: My husband and I signed a one year lease for a home on Feb 1 which was to commence on Feb 22 - three ...
  A: I'm afraid there's probably nothing I can offer that will squelch your rage. I'm not a lawyer, but ...
Entering property management3/16/2009
  Q: I have an ongoing business, but I want to transition into property management. I have taken several ...
  A: Most start by working as a property manager for an established firm before branching out on their ...
Late Fee3/15/2009
  Q: First of all, we've been living in our single family home since it was built , back in 2001, before ...
  A: Your house was probably incorporated into the HOA when it was formed, regardless of whether you ...
Landlord evicting tenant3/15/2009
  Q: I own a home which currently has tenants. I have family members who are looking for a home to rent. ...
  A: If the tenants are under a term lease, and that term has not yet expired, then you would need cause ...
Water damage / no renters insurance3/13/2009
  Q: My wife and I rent a 2 bdr apartment ground level. There was a flood of some sort in the apt above ...
  A: You have a point in that the management company should have tried to notify you as good business ...
Lease Agreement3/11/2009
  Q: Upon move-in, April 2008, we signed a document that gave the property management company permission ...
  A: First, I don't know of any management company that routinely reports rental payments to credit ...
plumbing problem in rental home3/10/2009
  Q: We live in Santa Rosa, California. We have lived in this rental house for 3 1/2 years. We've always ...
  A: In most cases, the landlord would be responsible for plumbing repairs such as this. And from what ...
Lease Renewal Period3/6/2009
  Q: I'm leasing a town house in Virginia. Each year, my land lord sends a renewal form six months ...
  A: The landlord is clearly wanting to make sure they minimize their chances of having an empty house, ...
Property Management Co. went out of business3/5/2009
  Q: At the end of October of last year a signed with a property management co. in Kona, Hi to handle our ...
  A: Sounds like you will need a lawyer. Under normal circumstances, the security deposit is owed to the ...
questions about breaking a lease3/4/2009
  Q: My fiance and I have lived in the same apartment complex for about 4 years, in different buildings ...
  A: Reasoning with the manager, preferably with the person that wrote your initial lease close at hand, ...
Renter's Liability Insurance2/28/2009
  Q: I'm hoping you are able to help me with a question having to do with damage caused by my tenant and ...
  A: The way I see it, you have one of two approaches. The first would be to get your insurance company ...
Deny access to my home without any notice2/27/2009
  Q: I own a home in a gated community and could not enter today without being told by the guard that I ...
  A: The governing document is the CC&R's for the project, which should contain all the rights and ...
Early termination of annual property managment contract2/27/2009
  Q: I signed a contract that says in PARA 1 - "for a period of one year which ends in Aug and thereafter ...
  A: Based on what you wrote, you probably do owe the management company through the end of the term. The ...
Noise Dispute Between Condo Owners2/27/2009
  Q: I bought a brand new condo 3 years ago and the only noise problem I had with my upstairs neighbor ...
  A: Unfortunately, I'm not going to be in a position to determine what may have happened. Further, I'm ...
prop mgmt start up2/19/2009
  Q: I've been asked to take on management of many apts. I have and appt with a lawyer to set the deal ...
  A: First, make sure you're properly licensed. Many states require that you have a valid real estate ...
Property management rates in the Peninsula of San Francisco2/17/2009
  Q: I need to know about property management rates in San Mateo County. I tried to ask to real estate ...
  A: Sorry, but rates vary widely depending on the area, complexity and type of property, and a host of ...
rental property while living abroad2/17/2009
  Q: Right now im in the process of owning rental property in a different state in America but im ...
  A: There are many investors who are absentee landlords, and hire property managers to handle their ...
NYC Property Management2/11/2009
  Q: Fortunato, I am considering a move from construction to property management in NYC. I have been a ...
  A: Either certification is probably helpful...not sure if the NYU program would be considered a much ...
Property Management field: Jobs2/7/2009
  Q: I want to break into the property management field, but do not know where to start. I have 20+ ...
  A: The licensing laws are different per state, but here in California, you must have a minimum of a ...
Late Fee2/6/2009
  Q: I have a property management who states they did not receive my last rent payment. I sent it to them ...
  A: There's no legal requirement to provide statements as far as I'm aware, although many management ...
Manager percentage rate2/4/2009
  Q: I manage a nine unit apt. building in Austin, TX. I was wondering what percentage of the gross rent ...
  A: There is no rule of thumb for that -- management salaries vary widely from region to region, and it ...
Renting my house with a pool2/3/2009
  Q: I have been trying to sell my house in South-Central PA for over a year. Due to the current market, ...
  A: You're absolutely correct to be concerned. You should install the necessary protective measures ...
Cold apartment2/3/2009
  Q: I signed a contract for an apartment last year. Everytime I get home from work, my apartment was as ...
  A: There's no law I know of that requires a certain degree of insulation. However, there are certain ...
Property Management Licenses2/3/2009
  Q: Can you tell me if there is a program where I can certified in propery management? I am not finding ...
  A: In California, you will need a real estate salesperson license (if you would be working for a ...
Legal to sue my apartment management?2/1/2009
  Q: My roommate and I moved into our apartment this past Sept. Upon renting the apartment the management ...
  A: Anyone can sue anyone -- so yes, you can file a lawsuit and let the court decide on the merits of ...
renting owner-occupied house month-to-month1/28/2009
  Q: I am buying a house with a mortgage at an owner-occupied rate. I understand that unless I also ...
  A: Month-to-month or a term -- it would still be a rental so there is no difference between the two as ...
responsible party1/27/2009
  Q: I am renting my house. Tenant agent and my r/e agent find tenant. They are to get 10% to split. ...
  A: That depends on your listing agreement with your agent. Normally, the commissions are due when the ...
Phone line from apartment to demarcation point - who pays?1/26/2009
  Q: I own an apartment in a condo association in DC and have a phone jack which wiring runs through my ...
  A: I'm not aware of the laws in your part of the country (I'm in California). But technically speaking, ...
room rental deposit1/26/2009
  Q: Do I owe the deposit back to the roomer; when did the deposit begin legally? I was asked to hold ...
  A: Depends on the type of tenancy...was it for a term, or only month-to-month? Even at month-to-month, ...
property management1/25/2009
  Q: We have a rental property in Georgia. The property manager leased it without securing a written ...
  A: First, the lease should have been created between you and the tenant, with the property manager ...
Property failed to collect deposit and rent1/22/2009
  Q: My husband and I own a residential property out of state and hired a property manager to manage that ...
  A: The first thing you should do is send the owner of the property management company a letter, listing ...
Eviction of unwanted tenant1/22/2009
  Q: I have a tenant in a guesthouse on my property since Jan 1. Tenant paid 1st month rent (no rental ...
  A: If you have a term lease, you can not evict without reason (and a general inability to trust her ...
Management company fails to let us know of tenant issues1/22/2009
  Q: My husband and I own a rental property out of state and thus "hired" a management company to help us ...
  A: Your main recourse would be against the tenant who failed to pay their rent. Although the management ...
What is the liability fro broker1/22/2009
  Q: I am a real estate agent only, working for property mangagement comp. for the last 3 years. I want ...
  A: The broker would incur the entire liability, since all real estate activities would be under their ...
Constructive eviction1/21/2009
  Q: I signed into a one year lease for a house near my college campus. Upon meeting the landlord, he ...
  A: Sounds like you probably need the advice of an attorney on this. At the very least, if you haven't ...
COMMOM AREAS/LIMITED COMMON AREAS1/21/2009
  Q: Mike, We have a highrise condo where ground floor units have a little yard beyond their patio area ...
  A: The answer depends on how the CC&R's are worded, and whether those fenced areas are defined ...
Property Manager Vehicle Deriliction1/20/2009
  Q: My question is a simple one really. I've been living in an apartment complex for some time now, and ...
  A: I thought I had heard it all...but yours is a new one! No -- I've never heard of your situation. So ...
Property Management company1/19/2009
  Q: I own investment properties in Trenton NJ. When I decided open an office in Trenton to be close to ...
  A: Unfortunately, your question is far too vague to be able to answer in a simple email. Entire books ...
Can tenant on the lease be sued by another tenant NOT on the lease?1/19/2009
  Q: I am not a landlord- just a tenant on the lease at an apartment complex. On 12/2/2008 I gave one of ...
  A: Keep in mind that I'm not an attorney, so can't comment on the legality of her case. But her tenancy ...
Valid Lease?1/19/2009
  Q: I live in the state of Virginia. I signed a lease 6 months ago and we have decided to buy a home. ...
  A: Regardless of the license issue, your lease is probably still valid, although you can check with an ...
Broker Responsibilities for Agency1/16/2009
  Q: I am a licensed real estate Broker in TN and I have been approached by an investor who is opening a ...
  A: The scopes of property management functions are very involved and too long to list in a simple email ...
Landlord/Lease1/14/2009
  Q: When we first initially moved in I noticed a strong oder coming from our master bedroom the smell ...
  A: The first thing you should do is document your concerns in writing to the landlord, which ...
Broken Pipes1/14/2009
  Q: I live in an old, one bedroom apartment that has an oil furnace. Well, I do not stay there during ...
  A: The landlord's position is probably that since you don't keep the apartment heated during the week, ...
rental cycle1/12/2009
  Q: I have been renting an apartment in a four family dwelling for six years it is not under rent ...
  A: The bad news is that she can change the terms of the tenancy at any time, although she probably is ...
Renters parking issues1/9/2009
  Q: My boyfriend and I have been living in an apartment in Miami, FL for 5 years. About a year ago a new ...
  A: If the landlord is in compliance with your lease..in other words, if the lease permits them to ...
Renting of a stable yard1/8/2009
  Q: I currently rent 4 stables and approx 2 acres of land off of a friend. I moved my horses in on the ...
  A: Judging from your use of pounds vs dollars, I'm guessing you're not in the US....which means I won't ...
Harrassment1/6/2009
  Q: I am a Condo Owner and I feel I am being harassed. I feel that I am being accused of things that are ...
  A: Sounds to me like you should speak to an attorney. But in the meantime, I would write a letter to ...
mortgage or rent?1/5/2009
  Q: I currently live in a single residence for the past 9 years and share the title with 2 close ...
  A: As co-owners of the property, they probably have a valid right to object to any tenancies created ...
Landlord in room without permission1/3/2009
  Q: I moved into this basement room at the beginning of December. It is a shared accommodation with a ...
  A: In most cases, you must give 30 days notice to terminate a month to month tenancy. You might have ...
Residential Property Management12/30/2008
  Q: I am interviewing potential tenants for the nice home I bought. I have been renting the house for ...
  A: Probably no real liability concerns, except that you probably should check with your city's planning ...
Property managment Company12/29/2008
  Q: We moved across the country to a more family oriented area away from Mesa, Az. Re-fi our Az Home to ...
  A: I'm sorry...but I do not fully comprehend your situation based on what you wrote. But if you have ...
Renters rights and the HOA12/22/2008
  Q: I'm a renter in an HOA owned building. I signed a lease that did not include any compliance with HOA ...
  A: Your landlord (the property owner) is required to obey the HOA rules/regulations, so they will ...
Term of Appointment of Broker12/22/2008
  Q: I'm making my first contract with a property manager using the California Association of Realtor's ...
  A: management agreements are usually a year long, but you can put any number in there which both ...
re-imbursement of Deposit12/18/2008
  Q: Good Morning,my situation and question are lengthy and I am sorry for that, I'll try to make it ...
  A: Your question about the deposit is nearly impossible for me to answer since much depends on what ...
Past landlord issues!12/17/2008
  Q: I live in Wisconsin and am having some issues with my old land lord. From April 2007 until April ...
  A: First, I'm unaware of the Wisconsin laws regarding the amount of time a landlord has to settle a ...
Rental Unit12/16/2008
  Q: I have been renting a duplex for almost two years. Within the last year the floorboards have started ...
  A: Be sure to put your request in writing, and include a reasonable date by which you expect to have ...
renter rights in condo association12/13/2008
  Q: I live in a condominium complex in La Mesa California. We have rented in this complex for a year ...
  A: You can send a letter to your landlord. Of course, what they're able to do will be somewhat limited, ...
30 day termination12/11/2008
  Q: I would like to send a 30 day termination letter to some of my clients since I am looking to reduce ...
  A: I'm not sure where you would find a sample letter....but it doesn't have to be anything fancy. Just ...
Property Management Agreement12/9/2008
  Q: I own a house and hired a property manager who has been a nightmare from day #1. She cussed out my ...
  A: You probably need to speak with an attorney to see if there are legal grounds to terminate the ...
Broken houses and false promises12/9/2008
  Q: My wife and I have a 3 week old daughter, and we are renting a house in NC. This house is not up to ...
  A: I'm not a lawyer, so whether or not you have a case should be decided by an attorney (rather than a ...
Partial rent payment12/9/2008
  Q: My renters sent me $700 check on a $1,900 rent along with a letter saying they are currently having ...
  A: That's completely up to you -- it comes down to a business decision on whether you force the issue ...
Reasonable deductions from security deposit?12/9/2008
  Q: we live in Los Angeles. If we offer to do a thorough cleaning on the unit (single family ...
  A: Mostly that depends on how well you did the cleaning, and whether the carpet cleaning was also done ...
Section 8 and foreclosed property12/6/2008
  Q: Some friends of ours live next door to a property with Section 8 renters in it. That property has ...
  A: Under normal circumstances, the lender will take the necessary measures to remove any occupants ...
rental management12/5/2008
  Q: Our realty company in Atlanta Georgia is expanding and we need to find a management company that can ...
  A: Our company could handle that volume of business, but unfortunately we're in southern California ...
Early Termination of Lease by Management Company12/3/2008
  Q: My friend signed a year lease on 2/1/08. According to the lease, 30 days notice was required to ...
  A: First, the 30-day notice to cancel provision in the lease doesn't apply to your situation, since the ...
Problem Tenant12/2/2008
  Q: I've been a landlord for 2 1/2 years now (in Ohio) and have evicted two tenants for nonpayment and ...
  A: You can evict for nonpayment of rent by going through the proper process (I'm in California, so I'm ...
My rental rights12/2/2008
  Q: I have been renting a home from a friend of ours since the beginning of April of 2008. He just had ...
  A: If you have a signed lease (by both parties), then your rights to remain as a tenant do not expire ...
Unfit Living Conditions (Roaches)12/1/2008
  Q: I live in Columbus, GA and I have been in my apartment for 3 months now and there is a serious issue ...
  A: Probably not, unless the landlord fails to make reasonable efforts to control the problem. Note that ...
apartment and condo matinence11/30/2008
  Q: i live at a apartment complex in north carolina. the trash receptacle at my building does not hold ...
  A: I presume there's probably a code in your city that likely requires there to be an adequate way to ...
Ocupant/Guest rights11/28/2008
  Q: I am a new director on my condo association's board. As I continue in my new office I'm discovering ...
  A: You'll need to consult both the CC&R's and the By-Laws for the Association to see if such provisions ...
Survillance Cameras11/25/2008
  Q: I live on a property that had dumbie cameras and I was advised verbally when moving in they were ...
  A: I doubt that would be sufficient grounds for you to break the lease. Fake security cameras are ...
Tenants Rights - move out11/24/2008
  Q: I recently moved away from California and out of a rental unit. The landlord is a private owner. I ...
  A: A landlord cannot deduct anything from the security deposit that (1) was a pre-existing condition ...
Evicting a tenant that is NOT on the lease11/23/2008
  Q: My room mate and I are having some issues with a lady that she thought would be a great room mate. ...
  A: Unfortunately, you have a mess on your hands. That lady will likely claim that a tenancy was created ...
Rental Lease Over11/22/2008
  Q: My 1 year lease for a rental property that I share with 3 other individuals is finished and I am ...
  A: You actually don't need to give notice to leave a tenancy at the end of a term lease, although in ...
Lease Term Agreement with Prior Apartment Manager11/20/2008
  Q: I had an agreement (in an email) where the prior manager of my apartment building agreed that he ...
  A: Unfortunately, the landlord probably isn't bound by any such representation made by the former ...
handicap parking11/19/2008
  Q: I am a 68 year old senior permanently power wheelchair bound [no chair to vehicle transfer possible] ...
  A: The apartment complex probably has a minimum number of disabled spaces it must provide. Assuming the ...
roommate issue11/17/2008
  Q: I signed a 14 month lease and am trying to now break it because my roommate tried to committ suicide ...
  A: Unfortunately, you're probably not going to like my answer...but it is doubtful that you will have ...
Foreclosures and leases11/17/2008
  Q: I am currently a tenant in a house in North Dakota. We signed a 1 year lease in July but, in August ...
  A: This is a tough area relating to tenancies and real estate, but it comes up often. As a tenant, ...
Tenants Rights and Required Rental Documentation11/15/2008
  Q: My questions are as follows; Is an individual who rents out rooms from her house in Moscow, Idaho ...
  A: I'm not familiar with the laws in Idaho (I'm in California), so I probably won't be of much help. ...
I'm one hair shy of hiring an atty...11/15/2008
  Q: I have a very difficult tenant in CA whom after 6 mo of h--- has given notice and is leaving at the ...
  A: You can start the eviction process at any time, assuming the tenant is in default of the lease in ...
access to sell11/15/2008
  Q: My husband is the trustee of his late brother's estate. There are 3 single family rental homes (in ...
  A: Without a written lease (which you should NEVER do), you ability to gain access to the house is ...
30 day notice11/14/2008
  Q: If I gave the tenant a 30 day written notice which ends on December 15th to move out and they decide ...
  A: You should not accept any rent for the period beyond the notice, since if you do, that will ...
Property Management & Security Deposit11/13/2008
  Q: My property management in California collected the first month's rent plus a security deposit equal ...
  A: That would probably depend on what is called for in your property management contract. Often, ...
Condo. board vs. landlord11/12/2008
  Q: My condo board has begun requiring that I submit a credit report, a copy of the lease and a tenant ...
  A: To find the answers, you will need to consult the CC&R's for the association. It's not unusual for ...
damages11/11/2008
  Q: I allowed my renter to have a cat, which urinated on the carpet, I told her to either get rid of the ...
  A: Well, as you probably already know by now, there were mistakes made up front which have all ...
Manamagement11/11/2008
  Q: I own an apartment in Alhambra,Ca and will need someone to manage the apartment....What percent ...
  A: Management fees vary widely dependent on the property, so there's no real rule of thumb I could give ...
unregistered unit11/10/2008
  Q: I am concerned about the following situation. my wife and I own a property in lynwood, ca that was ...
  A: Yes, there are tactics that a savvy tenant can use to delay the process, such as filing for BK and a ...
Real Estate Mgt11/8/2008
  Q: Fortunato, In 2006 I hired a Real Estate Broker from a large Realty Company in California to manage ...
  A: If the broker was negligent in following the laws relating to the disposition of a security deposit, ...
Landlord being foreclosed REaltor Getting People Into The Property11/7/2008
  Q: I had been renting a property in Orlando Florida. I was paying the rent on time every month. My ...
  A: Unfortunately, your options are very limited. Under normal circumstances, when a lender forecloses ...
Property Management Contract - Liability Clause11/6/2008
  Q: do you have an examples of Liability clauses in a property management company model contract? Our ...
  A: Anything we would have would mirror the same type of language which you have already been presented ...
eviction rights as tenant not on lease11/6/2008
  Q: In the latter part of Aug. 08 I moved in w/a friend of mine bc of a financial situation. She resides ...
  A: Unfortunately, I'm in California so I'm not sure what the real estate regulations are in your state ...
monetary responsibilities for apt. manager11/5/2008
  Q: I have rented and lived the same duplex for 28 years. For a lot of those years I have been the ...
  A: If someone were to get injured, they would probably sue everyone involved in the management of the ...
Moving to London11/5/2008
  Q: I am moving to London in Feb 2009 and currently own an apartment in Old Town Alexandria that I have ...
  A: Although I actually grew up in northern Virginia, I've been in California for 20+ years so I don't ...
property management11/3/2008
  Q: Is property management required by federal or state law for a Florida condo association? We are a ...
  A: I'm in California, so I'm unable to comment on what may be required in Florida. I would guess that ...
Car damaged by broken garage door assembly10/31/2008
  Q: I am renting a house in Glendale CA. I keep my car in the detached 2 car garage that’s located on ...
  A: Most likely, the landlord probably won't be liable for the damages First, most leases contain ...
Lease Agreement10/30/2008
  Q: I'm in the middle of a 13-month lease that goes through January 1st 2009. Recently, I found a ...
  A: First, it's important to remember that the landlord is usually under no obligation to consider any ...
Apartment problems!10/29/2008
  Q: I moved into my apartment in July. School was starting and I needed a place to live, so I moved here ...
  A: My best advice is to put your request in writing to the landlord, stating that you feel there is no ...
Property Management LIcense10/27/2008
  Q: Mike, In the state of PA, it states you must be a real estate broker to manage properties. However, ...
  A: Here in California we have the same requirements, and no, you probably can't skirt the issue by ...
CAM license/property mgmt10/26/2008
  Q: If I have a CAM license but not a real estate license, can I still be a property manager?
  A: Here in California, you must hold a valid real estate salesperson license as a minimum to act as a ...
Lease agreement needed for an onsite self storage manager in NC10/26/2008
  Q: I recently accepted a position with a self storage company in NC. The job comes with an on site ...
  A: Unfortunately, I don't have anything that would suit your needs. A standard residential lease ...
pet deposit10/25/2008
  Q: I need to seek your advice on an on going dispute with my apartment rental complex. I signed a lease ...
  A: The landlord's attorney may be correct regarding the return of the deposit; I'm not a lawyer so I'm ...
flooded apartment10/25/2008
  Q: The unit I am leasing, has flooded. The carpet has been removed and Landlord says she cannot replace ...
  A: Probably depends on what caused the flood. If it was something that is the landlord's fault, then ...
notices not signed10/24/2008
  Q: Is an agreement considered binding even if it wasn't signed? ex: owner writes a memo recapping the ...
  A: You'll need to pose that question to an attorney, who would be better suited to offer an opinion on ...
room rental eviction10/24/2008
  Q: I have been renting a room in my condo to a tenant for about 6 years. If I would like for her to ...
  A: In California, for tenancies longer than one year, you must give 60 days written notice to terminate ...
managment company duties10/24/2008
  Q: Fortunato, I have a condo for rent in St. Augustine, Florida, and it is managed by a management ...
  A: I am not aware of the arrangement you have with your management company, and the associated duties ...
room mate issue10/23/2008
  Q: I have quick question. I have a room mate living with my sister and I. They have become a couple ...
  A: It is possible that you could have asked the police to remove him as a trespasser, but I believe you ...
Landlord Sold Property We Were Renting10/22/2008
  Q: In Jan 2007 we signed a 30 month lease on a single family home. Rent was $2500.00 per month with a ...
  A: The security deposit was definitely something that should have been addressed as part of your ...
routine maintinance10/22/2008
  Q: I'm an apartment mang. in ca. for a town home complex. The only maintenance that is done, is while ...
  A: Whether or not the tenants are required to handle repairs depends on the language contained in their ...
How to Terminate Lease After 1 Month10/21/2008
  Q: I just moved into a 2 bedroom apartment in Wilmington, Delaware. I've been there 5 days and have ...
  A: If the management company takes reasonably aggressive steps to remediate the situation, then you ...
Stolen rent money from landlord.10/19/2008
  Q: I live in St. Louis, Missouri and I sent in my rent money in the mail and my ex-landlord said she ...
  A: Yes, your main recourse will be to sue in court (Small Claims court, if that's available in your ...
turnover10/19/2008
  Q: The condo association will be turned over to the owners 1Jan09. The developer issued only one budget ...
  A: Unfortunately, I am unable to know who is responsible for the shortfall without being able to review ...
Unpaid fees on foreclosure10/18/2008
  Q: We're a small HOA in Texas, wondering what to do about unpaid fees in case of a foreclosure. Will ...
  A: Most likely, the bank will not pay the delinquent dues, since their lien has priority over HOA dues. ...
Resident rights for being vacated for termite10/16/2008
  Q: So I was informed just yesterday that on the 11/3-11/5 I must vacate for termite tenting. 1. that is ...
  A: You'll probably need to speak with an attorney to see what legal rights you have, if any, beyond the ...
Water leak: potential for mold problem?10/15/2008
  Q: We had a water leak in our kitchen, which is located above our garage. The water leaked through the ...
  A: Most likely, mold won't be an issue for you. To be safe, you could remove the stained drywall and ...
New Business10/14/2008
  Q: I have managed my own rental property in the past and am now managing a couple of my moms. It is ...
  A: Managements fees are normally a percentage of the rent as you described, and usually subject to a ...
maintenance staff averages10/12/2008
  Q: I am currently in the process of requesting maintenance assistance from my company. I am currently ...
  A: Unfortunately, I don't know of any published averages you could refer to in support of your ...
Maintenance Neglect10/10/2008
  Q: I live in an income based apartment complex in Michigan. The management has been changed over three ...
  A: Aside from the checklists you have already done, you should put your requests in writing via a ...
Common Area Damage10/9/2008
  Q: His car was damaged as well as the garage gate. My tenant claims the garage gate malfunctioned while ...
  A: You probably need to write a letter to property management, advising them of your tenant's claim ...
30 day notice10/8/2008
  Q: I am in the middle of buying a house and my lease it up so now we are doing a month to month. By ...
  A: No, I do not believe you have to use calendar months when giving notice -- rent can normally be ...
Property management company in California10/6/2008
  Q: If a licensed broker wants to start a property management company and he hires a licensed agent. is ...
  A: Yes, as far as DRE requirements are concerned. Of course, aside from licensing, the company needs to ...
Owner trying to cancel Property Management Agreement10/6/2008
  Q: We live in California and are owners of a property in Virginia that is rented out to college kids. ...
  A: You're probably going to need to speak with an attorney on this. My inclination is to believe that ...
Get renter out of property10/5/2008
  Q: My Mom, who is 82 and has slight dementia now, rented her condo to a man without a lease. He has ...
  A: I'm not familiar with Florida real estate regulations, but most likely, you will need to go through ...
im getting married and stuck10/5/2008
  Q: I am currently getting married in nov. my lease does not end untill AUg 09. I currenly had to switch ...
  A: Unfortunately, a lease is a contract, and unless the landlord is willing to terminate early, there ...
Owner of leased property in looking at forcloser10/2/2008
  Q: Reside in Calif leasing a house in Mesa, AZ. I'm looking at possibly walking away from the property ...
  A: You would basically be breaching a contract with your tenant, so the possible repercussions are ...
Terminating Property Management Agreement6/27/2008
  Q: The agreement reads "Either party may terminate this property management agreement ("agreement")on ...
  A: Based on the wording of the PM agreement you provided, it would appear that they are correct in that ...
Lease Question6/26/2008
  Q: I need advice on a property I recently leased for 18 months, starting on April 1, 2008. The current ...
  A: Welcome to the dark side of being a landlord! The instant they are late on the rent, you need to ...
renter abandon property6/26/2008
  Q: Mike, I had a renter that abandoned the my rental property. I have ss and DL numbers. He only ...
  A: Since he vacated, then of course you won't need to bother with an eviction. If you have a security ...
Single Family Property Mgmt.6/25/2008
  Q: I may be managing a single family property for an investor and need a contract. Specifically, what ...
  A: Rates vary widely from region to region, and I'm not familiar with the Chicago area. The fee is ...
Getting out of a lease in California6/24/2008
  Q: Mike, Hopefully you can help me. My boyfriend moved here from Chicago Feb 1 08, and we both have ...
  A: Breaking a lease early is a very difficult thing to do, unless the landlord is somehow in default. ...
condo owners6/23/2008
  Q: I am a condo owner, currently renting out my place. The unit directly upstairs also has tenants, ...
  A: Looks like you may not have any other choice but to sue that owner in small claims court. Of course, ...
lease renewals discrepancies6/21/2008
  Q: I would like to know if landlords are obligated to offer the same term of lease and rent to all ...
  A: That's somewhat correct, although it's normally the property owner, whom the property manager works ...
fl law for carpet reploacement6/20/2008
  Q: what is the law (how often) does the landlord have to replace the carpet in a florida residential ...
  A: I'm in California, so I'm not familiar with Florida requirements. here, there is no requirement to ...
security deposit6/20/2008
  Q: I will try to thumbnails where possible and stick to the facts. Left security deposit with ...
  A: I can't offer legal advice (I'm not an attorney), so I'm not sure what decision you would get in ...
Moving Cars for Parking Maintenance6/18/2008
  Q: When I came home tonight from work, I found a notice that all cars should be moved from the parking ...
  A: Not sure about the laws where you live. Normally, lease agreements provide for minimum notice ...
Bed Bugs Infestation6/17/2008
  Q: My lease has expired in october 2007 and i am still living at an apartment without extending my ...
  A: Yes, if the infestation can be reasonably assumed to be caused by you, the landlord can charge you ...
Terminating an agreement with a PM6/17/2008
  Q: Mr. Fortunado, My wife and I signed a one year contract with a PM in Reno, NV in April, '08. for a ...
  A: You'll probably need to check with an attorney on that, but I would think that you may be able to ...
Landlord/Tenant Dispute6/17/2008
  Q: I need to know if it is legal for a landlord to take and hold a tenants personal property from a ...
  A: No, holding personal items hostage is probably illegal, and the landlord shouldn't be using such a ...
Yard Maintenance6/14/2008
  Q: On the 1st of the month I gave my landlord his 30 day notice that I'm moving. He came by the house ...
  A: Most likely, the landlord may have a point if your lease contains the language you mentioned. Of ...
nothing but problems6/12/2008
  Q: I just signed a year lease two weeks ago. The house I signed to rent has had nothing but problems ...
  A: Depends on the problem to be fixed, and the extent of time needed to make a reasonable repair. For ...
California residential lease termination letter6/12/2008
  Q: Presently have a 1 year lease agreement with a tenant on residential property which renews ...
  A: You can give notice, in writing, at any time. So, if you're certain about the situation, you should ...
Cancelling a Property Management Agreement6/10/2008
  Q: I own a SFR and have been in contract with a property management company (pmc) for the past 18 ...
  A: Since the PMC agreement is month-to-month, simply terminate it with 30 days notice (you don't need ...
apartment visitors parking6/9/2008
  Q: I visit a friend at their gated complex. I first pull in to the kiosk where I call the unit to have ...
  A: The apartment complex can make whatever rules they see fit, but usually there are some spaces marked ...
Property Mgmt Co/Landlord/Tenant6/9/2008
  Q: I signed a 1 yr agreement with a San Diego property mgmt company in June 2007 to find a tenant for ...
  A: 1. The tenant should be notified to start sending rent directly to you, if you'll be self-managing. ...
Possible eviction if we do no vacate after lease expiration6/8/2008
  Q: My boyfriend and I have rented our apartment for almost 2 years and have always paid our rent on ...
  A: Your options are not good....if you stay beyond the expiration date, you can be subject to eviction, ...
rental foreclosure6/8/2008
  Q: My question is this, When the owner went into default and we got the letter on the front door at ...
  A: A pending foreclosure, until it actually happens, technically doesn't void a lease. The borrower ...
Rental - Expense or Improvement6/7/2008
  Q: Two related items - One of my rental units needs new carpet - It was trashed by previous tenants. ...
  A: If you're asking for income tax purposes, both projects would probably considered improvements, more ...
Deposit for condition of the house6/6/2008
  Q: i am about to move out of a house I have rented for over a year. The house was very dirty when I ...
  A: You may have a valid argument, and taking pictures on move-in was a good idea (and of course you ...
release of rental history6/6/2008
  Q: My question is ..My husband and i are thinking about buying a home. The loan officer is requesting ...
  A: That must be a specific policy that this particular apartment complex has, since I've never seen ...
Are we okay to move?6/5/2008
  Q: Here is what the leases says: dated March 28, 2007 This lease shall automatically renew for ...
  A: I'm a bit confused on the dates and how this transpired. If the expiration date of the lease is ...
Deposit on a Lease6/5/2008
  Q: I need to put a deposit down on a lease to have the landlord hold a rental property for me for 3 ...
  A: All you need to do is make sure that all those terms are clearly written in the lease -- and of ...
Mileage reimbursement due to high gas prices6/5/2008
  Q: My question is can a Property Management Company charge a gas fee to its customers when having to ...
  A: Depends on the property management agreement. If the agreement allows for periodic fee adjustments, ...
Notification to End annual lease6/5/2008
  Q: Mike: Do you know when I legally have to notify tenants that I'm ending the annual lease (thereby ...
  A: That depends on how your lease is worded, and whether there's a clause dealing with "holdover". If ...
landlord giving out my social sec number6/5/2008
  Q: My landlord didnt know my daughter paid her rent already, and posted court date papers on her door, ...
  A: Not sure if that is illegal or not -- you'll need to check with an attorney on that. My suspicion ...
Security Deposit6/4/2008
  Q: We recently vacated a property that is managed through a property management company. We did ...
  A: Your only recourse at this point would probably be small claims court. I always recommend that ...
Broker's license6/3/2008
  Q: In North Carolina, do you need a broker's license if you manage properties owned by the same people ...
  A: I'm only familiar with California's regulations, so I'm not sure about NC. But my guess would be ...
Definitiion of Wear and tear to residential rental in Seattle, WA6/2/2008
  Q: I have signed a 6 month lease, and about to move out of our home, as I bought my own home. When I ...
  A: If it can be reasonably determined that you caused the damage to the door, then the landlord may be ...
Property Management -- Shortfalls6/1/2008
  Q: My nephew inherited residential property in New York City. The management company has been in place ...
  A: You would probably need to request an audit of the books, and if they don't comply, then one avenue ...
H.O.A5/31/2008
  Q: I live in a new condo community in NH (currently 267 units) that when finished will have a total of ...
  A: Unfortunately, I won't be able to answer your question since I'm unable to review key documents ...
Security Deposit5/31/2008
  Q: After I moved out from a 3-1/2 year rental property, I turned in the keys and remote on the kitchen ...
  A: You will need to pose that question to a real estate attorney. It could be that the landlord did ...
terminating agreement5/31/2008
  Q: Mike, how can I terminate an agreement with my PM who quit the Property Management company. I had no ...
  A: It depends on what your property management agreement calls for. Most likely, you won't be able to ...
Rental Management Company withheld Sec Deposit5/29/2008
  Q: I rented in a condo in California for 23 months and upon moveout, I received a bill that was greater ...
  A: In essence, the party that you should be suing is your landlord (the property owner). But naming ...
Potential Foreclosure On Rented Property5/29/2008
  Q: My daughter just rented a home through a property mangement co.; signed a 9-mo. lease and paid ...
  A: If the lender is in the final stages of foreclosure, then your daughter probably has a right to be ...
Lease agreement5/29/2008
  Q: A month ago I plan to buy a restaurant and taking over the lease. After I sent my application the ...
  A: Sounds like you need to speak with a real estate attorney on this, as I'm not sure whether the email ...
Visitor of Tenant on lease5/27/2008
  Q: Unlawful detainer on Tenant on lease and all john Does (avoiding 3 party right of possesion) ? How ...
  A: I'm not sure I understand. If there's an eviction in progress, everyone is forced to vacate and ...
My lease5/27/2008
  Q: My husband and I are buying a new house. Our original rental lease stated that we give 60 days ...
  A: Assuming you amended your lease (in writing) to modify the early termination clause, then I'm not ...
Disclosure of the HOA/property management contract5/27/2008
  Q: I am the President of our HOA board and keep getting the same question from a couple of our members. ...
  A: As far as i know, there is no reason why they can't see the management contract. After all, they're ...
terminating my lease one month early5/27/2008
  Q: I rent an apartment in Ann Arbor and signed a 20 month lease beginning January 1st 2007. It will end ...
  A: Your job location has no legal bearing on your lease commitment that I'm aware of, so it's unlikely ...
rental5/25/2008
  Q: There was an eviction placed on me and it was not for non payment of rent. I lived in the apartment ...
  A: As you might imagine, landlords are very cautious about renting to tenants that have been evicted. ...
Laundry room5/25/2008
  Q: Recently, laundry room hours were imposed by management due to several tenants creating disturbance ...
  A: The landlord can probably impose any reasonable rules for the common areas of the development. My ...
breaking a residential rental lease5/24/2008
  Q: How does one go about breaking a lease? I was told that 200 dollars would break any lease, and ...
  A: There's no easy way to break a lease, and whomever told you $200 would do it, is wrong. A lease is ...
rent due date change5/24/2008
  Q: I live in a rent control house (2 houses on a lot) in Los Angeles. Rent control allows for a %5 ...
  A: Unfortunately, I'm not exactly sure if changing the due date for rent is a violation of rent control ...
rental propterty5/23/2008
  Q: My wife and her brother bought a double 8 years ago. She lives upstairs, and he lives downstairs. ...
  A: The fact that your wife's name isn't listed on the lease probably does not invalidate it (after all, ...
lease//cancellation5/23/2008
  Q: me and my girlfriend soon after finding out she is pregnant with my child, started looking for ...
  A: I'm afraid the news I have for you isn't so good. As unfortunate as your situation is, the lease is ...
cigarette smoke seeping into apartment5/22/2008
  Q: although I am writing from Canada I'm sure the issue has been approached before and I'm hoping that ...
  A: Sounds to me like you will need legal advice, and I'm not an attorney. On one hand, you should have ...
Leasing a house5/21/2008
  Q: i have a house in corona, california. Now i would like to rent/lease it to someone thru a ...
  A: First thing is to find a management company. You can start by contacting the local Chamber of ...
Theft5/21/2008
  Q: I live in an income restricted apartment in miami florida. The management at the property sent ...
  A: You probably don't want to hear this, but it sounds like the management company is being fairly ...
Landlord harrasment5/21/2008
  Q: We noticed bedbug infestation in our apartment(in Las Vegas) few days back. We notified the ...
  A: There are quite a few gaps in the story, so I'm going to have to make some assumptions. First, the ...
Move in carpet condition5/20/2008
  Q: I recently moved into a 3bdrm duplex. The landlord did not replace or even clean carpet before we ...
  A: Whether the landlord is responsible largely depends on how your lease is written. If they are ...
Rights to a home in Texas5/18/2008
  Q: My Ex. Husband had purchased a home for my daughter and i about eight years ago. We had a verbal ...
  A: Based on what you wrote, I seriously doubt that you have any legals writes to the home. Your ...
Landlord harrasment5/16/2008
  Q: I am residing in an apartment in Las Vegas for the last two years. Recently I noticed bed bug ...
  A: A lot depends on the language contained in your lease. But if the bed bug infestation was caused by ...
Property Manager Liability5/15/2008
  Q: On the lease agreement, which is on the Property Manager's letterhead, there's the signature of the ...
  A: Anyone can sue anyone -- so I suppose the answer is yes. However, the language you described doesn't ...
Theft5/14/2008
  Q: So I recently discovered that I lost about $1000 in golf clubs, clothing, etc. from my apartment ...
  A: I suppose that will be a judge to decide. You can certainly try suing in small claims court, and see ...
evicting tenant not on the lease5/13/2008
  Q: In one of my rental units I have an individual that is not on the lease but was allowed to stay in ...
  A: My advice in these situations, which are less rare than you might think, is to evict everyone. From ...
Startup Cash for Prop Management Company?5/12/2008
  Q: Me and a partner are going to start a Residential Property Management business here on the east ...
  A: Not sure about the regulations in your state, but here in California there only needs to be one ...
pro's and con's of property management5/9/2008
  Q: We are relocating to another state and would like to rent out our current home. Can you tell me the ...
  A: The only negative I can think of is that you'll have to pay a property management fee. The ...
Do I have a Lease?5/7/2008
  Q: The management of the property never supplied me with a copy of my lease. The only time I have ...
  A: I'm not familiar with the requirement to ''file'' a lease in your state (I'm in California), and I'm ...
No Parking unless youre special..lol5/6/2008
  Q: The gap is nice but there are specific Markings in the cement that say No Parking in four different ...
  A: Based on the description of the situation, your options are somewhat limited. I would recommend ...
I am a renter5/5/2008
  Q: I am a renter and my lease is up in one month... over the last 11 months I receive approx. 20-30 ...
  A: If you broke the lease early, the landlord would have the right to sue you for the balance (not sure ...
Residential Prop Management Fees5/5/2008
  Q: Mike, In looking to start my own residential property management company I am trying to discover how ...
  A: It can either be a flat fee, or can be a percentage of the rental income every month. The amount of ...
pet deposit/ cleaning fees5/5/2008
  Q: We rented an apartment which allowed pets and required a specific pet deposit and additional monthly ...
  A: If the damages were the result of "normal wear & tear", then you probably have every right to object ...
Guest house rental5/5/2008
  Q: I have a guest house on my property that I rent. It has its own phone lines and electricity meter. ...
  A: Usually, you would need to go to the city where the houses are located and request an additional ...
mold in garage/small claim/eviction notice5/4/2008
  Q: my husband & i have been asking our landlord about mold & standing h2o in garage starting in 10/07. ...
  A: Sounds like you have multiple issues going on....an expired lease, an eviction, and a possible mold ...
Unihabitable home, Is there any legal action I can take5/3/2008
  Q: My family recently moved (4/22/08) into a house that is being managed by a company (not the owner), ...
  A: As you admitted, agreeing to lease the house without taking the time to tour it has put you in a ...
can they do this to my family?5/2/2008
  Q: I live in a development,with a one year lease, and have for a almost a year now..problem free. On ...
  A: The DBA isn't the issue -- that's since a fictitious name used in your business and really has no ...
I am a renter5/2/2008
  Q: I am a renter and my landlords live in another state... Recently the septic system exploded in the ...
  A: The landlord has to take reasonable measures to make repairs. Given this happened on a weekend, they ...
Selling Duplex5/2/2008
  Q: I have a non-written month to month agreement with my renters in a duplex I rent and live in. I ...
  A: The buyers automatically must assume the lease -- all you need to do is disclose that there's a ...
Security Deposit Witheld5/2/2008
  Q: Greetings! I recently moved out of an apartment and received notification from my landlord that ...
  A: Yes, the landlord must be reasonable and can only deduct for actual costs to make repairs. $600 does ...
OR Property Management Law5/1/2008
  Q: We have a rental property in Salem, OR with a PM company. We had never rented this property w/ a PM ...
  A: I'm in California so I am not sure about OR laws. However, i would definitely recommend that you ...
Property Management Unfairly Charging4/30/2008
  Q: I live in a subdivision where the home-owners association has outsourced/contracted out the ...
  A: I'm not a lawyer, so I can't give legal advice. But you should carefully check the CC&R's for your ...
CA Landlord Harassment4/30/2008
  Q: We understand that you are not an attorney. We are a disabled couple living in a 44-unit slum in Los ...
  A: I'm not sure what I can do to help, as it is clear you probably need an attorney (a lawyer will ...
"buyout" 1 year rental lease in CA4/29/2008
  Q: Rented a home with 1yr signed lease. Generic lease papers state neither owner nor renter can break ...
  A: So long as you are not in default of your lease, you do not have to agree to any buyout and can ...
Two adjacent condos, one smoker4/28/2008
  Q: Here's the situation: 1 - I own a 1BR condo and rent it to someone who smokes. She has agreed to ...
  A: The condo board really has nothing to do with your relationship between you and your tenant. Of ...
lease for rented garage4/27/2008
  Q: My husband and I rent a garage at one of our investment properties to a neighbor and he keeps his ...
  A: ALWAYS, and I do mean ALWAYS, have a lease with any tenants. Amicable situations can turn nasty in a ...
Landlord Selling Rental Property4/24/2008
  Q: My husband I rent the 1st floor of a 2 family house. Our lease began 11/1/07 and is 1 year long. ...
  A: Unfortunately, you probably don't have a lot of options. This isn't grounds to break the lease, and ...
Terminating a lease4/24/2008
  Q: We are in a commercial lease of 5 years, and are a little more than 2 years in. As of now it is ...
  A: Unfortunately, you don't have many options. You can take over the space and use it for yourself, or ...
rental/Lease4/23/2008
  Q: I live in an apartment complex. I used to live in a one bedroom at this apartment complex for about ...
  A: Pam, First, I have to commend you on doing everything correctly, in that you documented all of the ...
eviction4/22/2008
  Q: I am a month to month renter of a boat berth at a marina in Oakland,CA.My son lives on the boat, ...
  A: Unfortunately, I believe that type of tenancy is different than "normal" real estate, and I don't ...
Breaking a 3 Year Lease4/21/2008
  Q: I am 2 years into a 3 year lease for the house I am renting. I have decided to buy my own place and ...
  A: I'm not a lawyer -- so you'll probably need to consult with an attorney on this. Based on that ...
Rent lease agreement4/20/2008
  Q: I do not have a signed yearly lease, so I assume I am considered a month to month tenant(although i ...
  A: Here in California, 60 days notice is require to terminate a month-to-month lease when the initial ...
Canceling Lease due to theft of property4/19/2008
  Q: I am would like to cancel my lease due to the recent theft of my motorcycle being stolen from in ...
  A: You probably will not be able to legally cancel your lease on that basis. After all, it's likely ...
Rental House w/ inground swimming pool4/15/2008
  Q: I have a couple of questions pertaining to a rental house that I manage for my Mother, who owns ...
  A: First, I'm not certain why the pool is being separated from the tenancy. Anyone who rents that house ...
Maintenance Program on Summer Homes4/12/2008
  Q: Hey Mike, Love your responses. I live in a rural mountain area in VA and here, many of the homes ...
  A: In that scenario, whether or not you need a real estate license probably depends on how funds would ...
Property Management Licensing4/12/2008
  Q: I live in California and have 2 homes to rent out. One is currently rented and the other we will ...
  A: Property management companies must be operated by a licensed real estate broker, which is governed ...
parking garage damaging my car4/11/2008
  Q: I am currently renting and have been having some issues with the landlord. I was just wondering if ...
  A: You should put the landlord on notice (in writing) that the damage to your car is being caused by ...
HOA Property Management Contract4/11/2008
  Q: I have been in the building/property management profession for 12 years. I recently have been asked ...
  A: Given that you're the developer of the project, I'm sure you probably have most of what you need ...
terminating our property manager4/11/2008
  Q: We hired a property manager for our rental house and we don't feel like she is doing a very good ...
  A: You probably could terminate them IF you have solid grounds that they are in material default of the ...
Who is liable for Security Deposit return?4/11/2008
  Q: Our situation is a bit complex - I'll try to be concise. Last September 2007, we decided to move ...
  A: First, you should understand that any tenancy is between the tenant (you) and the landlord (the ...
complaint against my property manager4/11/2008
  Q: I own 2 out of state condos.The property management did not collect late fees from late rental ...
  A: Understood -- however, I'm not sure what your question is. You could terminate your relationship ...
Giving notice to the Property Manager4/10/2008
  Q: I am the Landlord and after numerous problems with them not following my wishes, instructions, Ihave ...
  A: The relationship you have with your tenants should be independent from that between you and your ...
tenant/Landlord quest4/9/2008
  Q: My question is My husband and I just rented a house Sept 2007 for three years with opt to buy. I was ...
  A: First, it depends on how your option to purchase is worded. If he goes to sell, and you have an ...
tenant privacy4/6/2008
  Q: the manager at the apartment complex i live in shared my personal information with another ...
  A: If you think your privacy has been violated, you'll probably need to discuss that situation with an ...
Rental Foreclosure4/4/2008
  Q: I found out on my own accord (websearch) that our rental home is in foreclosure - and the auction on ...
  A: Depends on what state you're in, how aggressive the lender is, etc....but most of the time, you'll ...
LANDLORD/TENANT/MAINTENANCE ISSUE4/4/2008
  Q: TENANT WAS WITHOUT USE AND ENJOYMENT OF APARTMENT TO WIT: 1) BOTH TOILETS WERE BROKEN AND UNUSABLE ...
  A: Unfortunately, this question is better answered by an attorney so I won't be of much help. I believe ...
Pet Issue4/3/2008
  Q: Mike, My wife and I recently signed a 1 year lease to live in a condo in Hawaii (Honolulu to be ...
  A: Sounds like you may be stuck, unless your lease specifically allows for you to have a dog. And even ...
Return of deposit of damaged unit4/3/2008
  Q: I had a verbal agreement with an acquaintance who was going through extreme emotional hardship so I ...
  A: There are a couple different issues at hand with your situation. First, if she vacated at the end of ...
Commercial lease4/2/2008
  Q: I own a yoga and fitness studio in downtown denver. I opened in a building that is zoned commercial ...
  A: You'll probably need to consult with an attorney to determine if the lease is valid, but my guess ...
Heating Bill12/31/2007
  Q: Mike The heat in our rental complex was free until this past month. Now we must pay our own heating ...
  A: I think it would be perfectly reasonable to ask how the bill is being prorated. Certainly the larger ...
Property Management Termination?12/31/2007
  Q: I live in CA and own a home in NM and signed an agreement with a PM company in Oct. They found a ...
  A: First thing that comes to mind in reading your email is that you are already very suspicious of the ...
satelite dish12/25/2007
  Q: I have just lease my first apartment and was looking for a cable provider. I decided to go with ...
  A: Yes, the landlord may have some authority to deny the dish, although some of the typical concerns ...
tenant eviction12/20/2007
  Q: My mother owns and lives in a two family. She recently rented the top floor out about four months ...
  A: You would need to follow whatever eviction process is applicable for the state in which the property ...
Landlord Issues, HELP!12/18/2007
  Q: I received a paper stating that the property I rent is going into foreclosure. This paper had been ...
  A: Sounds like a mess, and you may need a lawyer to sort all this out. It appears that both landlord & ...
Rentals12/17/2007
  Q: I am on the board of directors in a single-family community in South Florida which is having a very ...
  A: The by-laws isn't the document that would need to be amended -- it's the CC&R's. And to do that, you ...
Management/Tennet issues12/16/2007
  Q: We have just been taken over by a management company, the previous one had been let go. We, my ...
  A: You will probably have to sue the landlord in court, but of course to make a strong case, you would ...
rental foreclosure eviction12/15/2007
  Q: we are in no. calif, current foreclosure central! ques: once prop in foreclosure has completed ...
  A: The bad news is that once the lender completes the foreclosure, they will most likely serve notice ...
Rental house foreclosure12/13/2007
  Q: We have been in a rental house for two years now in Northern California, now on a month to month ...
  A: Lenders are proceeding rather quickly with foreclosures these days for obvious reasons, so you may ...
Verbal Agreements12/12/2007
  Q: I have recently vacated a house that I was renting for 11 months. During our initial walk ...
  A: I can't give legal advice, but as you probably know already, verbal agreements are very difficult to ...
Lease Renewal Rate Adjustment12/11/2007
  Q: Mike, I have agreed to extend the lease on a house for another year to a good tenant. Before ...
  A: If you aren't using a real estate broker who has access to competitive market data, then you'll need ...
terminating commercial lease12/11/2007
  Q: I am interested in terminating my commercial lease. I have been in the same area since February of ...
  A: Most likely and from your description, I doubt you have legal grounds to terminate the lease. If you ...
Asbestos backing on lino flooring12/11/2007
  Q: After a burst water pipe required restoration crew to do emergency repairs on the house I rent, it ...
  A: Not sure about Canadian real estate regulations -- you probably need to ask an attorney that handles ...
property management company startup info?12/11/2007
  Q: I am starting a property management company in California and cant seem to find much information on ...
  A: Sorry, but I don't know of a resource for that info. Starting a management company is not unlike ...
terminating lease for verbal agreement in owner occupied house12/10/2007
  Q: I own my townhouse and recently had a second roommate move in. I wrote an informal rental agreement ...
  A: Yes, the tenancy you described is probably month-to-month, which means you can give notice as you ...
Rental Deposit12/10/2007
  Q: On October 29, 2007 I moved out of an apartment (in the state of California.) Afterwards, I received ...
  A: They have 21 days to settle your security deposit. Since it's been longer than that, you will have ...
lease breaking12/9/2007
  Q: can you break a lease for your apartment leaking water every timeit rains,i mean 2-3 inches of water
  A: You should put the landlord on notice of the leak (in writing), and then they'll have a reasonable ...
Month to Month Eviction Policies12/8/2007
  Q: On Dec.1st 2007, my landlord called and told us we had till DEC 21st to vacate the property due to ...
  A: I'm not really following your question, but terminating a month-to-month tenancy normally requires ...
normal wear and tear12/7/2007
  Q: My tenant of 22 months just moved out. The house was less than 2 years old when the lease began, so ...
  A: Impossible to tell from just that description. Normal wear and tear is somewhat subjective, but if ...
Another Barking Dog Saga...12/7/2007
  Q: I have a question similar to one that you answered earlier, in which the tenant of my single-family ...
  A: They could have a case against you, by suggesting that you have not done everything reasonable to ...
Rental Foreclosure12/6/2007
  Q: Seems I'm on a growing list of renters who are having their homes foreclosed. I have a decent ...
  A: Your lease and its tenancy is a separate issue from the landlord's arrangement with their. As such, ...
Verbal Contract with Notice to Leave issue12/4/2007
  Q: I've been living in a womans house with her as a roommate/landlord for under 3 months. The 'lease' ...
  A: Termination of month to month tenancies, verbal or written (unless the tenant has been in occupancy ...
Tenant Issue12/1/2007
  Q: To explain my situation, in July of this year my home had a flood from an overflown toilet. The ...
  A: Unfortunately, you're going to need to consult with an attorney to get advice on what to do about ...
security deposit and damages12/1/2007
  Q: my tenents have just moved out and it has come to my attention that they shampooed throw rugs on the ...
  A: Probably, assuming you have proof of the before & after condition. You may not be able to charge to ...
multiple people on lease11/28/2007
  Q: I have three people on my lease, including myself and i want to move out. Since there is more than ...
  A: If you have an unexpired term lease, then probably not, depending on how the lease is worded. ...
PROPERTY MGMT. KEEPING DEPOSIT ON FORECLOSURE11/28/2007
  Q: The property management company is not returning my deposit unless we do a home inspection but ...
  A: First, normally the property owner (not the management company) is the one that has ownership of the ...
finding a property manager11/27/2007
  Q: Mike: Have an interesting situation..I live in Denver, Co. and I have a house in Jackson, Ohio. ...
  A: We're in southern California, so I don't have anyone to refer to you in Ohio. I recommend starting ...
foreclosure on rental property11/26/2007
  Q: I signed a lease that started 3/15/07. On 4/19/07 my husband and I got served with foreclosure ...
  A: Unfortunately, you probably don't have many rights in this situation. When lenders foreclose, they ...
We have a small-claims court date with a landlord on Dec. 14... here's my disaster of a story:11/26/2007
  Q: My fiancee and I signed a lease in the middle of October for us to move into an apartment on Nov. 1. ...
  A: First, it should be understood that I am not an attorney, and thus can not render legal advice. ...
Breaking a Lease BEFORE IT STARTS11/26/2007
  Q: Mike - My 81-yr old mother, recently widowed, put her (FL) house on the market and had me find her ...
  A: That's up to the landlord -- normally, if you plead your case in an unusual situation like this, ...
Renter's rights11/25/2007
  Q: In the Area of Monterery California, we currently renting a room with a verbal agreement. However, ...
  A: I'm confused...if you are renting a room, then the landlord should not be able to take that room ...
Rental Property currently Owned by Me11/25/2007
  Q: I own and live in a home, but also just purchased a 2nd property 5 hours away where my family will ...
  A: I believe the answer to your question is yes, although whether you can lease it to a company depends ...
Termination of lease before lease start date.11/25/2007
  Q: I am writing regarding the termination of a lease before it is fully effective. My girlfriend and ...
  A: Unfortunately, your question involves legal advice, and since I'm not a lawyer, I won't be of much ...
towing of illigally parked vans11/24/2007
  Q: Good Morning Mike, I have a rental house where we have had to file for eviction as the tennent has ...
  A: You probably can tow depending on the wording of your lease. However, I would advise against it ...
Past roomate demanding rent after month to month11/21/2007
  Q: Here is the situation: I started living with a friend back in mid August 2006. I signed a lease with ...
  A: She might have a case, but it would likely be hard to prove even if she was under the impression ...
and now a Leaking Pool11/19/2007
  Q: Earlier this year we signed a 1 yr lease and moved into a single family home (privately ...
  A: It is common for a pool in warm climates to lose a substantial amount of water each day to ...
Broken Key in Lock11/18/2007
  Q: Good morning Mike; Two months ago, I moved out of area and rented out my condo. When the tenant ...
  A: My recommendation would be to reimburse for the locksmith. The problem may or may not have been ...
Property Management visits11/18/2007
  Q: My tenant refused to allow my designated Property Manager on to my property to assess the damage his ...
  A: Not sure what your question is, but I don't see an issue with the PM visiting the property on your ...
Information11/15/2007
  Q: I have a contract with my neighbor to manage 26 town homes that he owns. I have put together a data ...
  A: First, in most states, you must be a licensed real estate broker to operate a property management ...
Need help11/14/2007
  Q: first of all, thanks for any help you can give...Here's what is happening...I haven't had any cold ...
  A: Not having access to cold water is probably considered a habitability issue (especially over 10 ...
slum lord11/14/2007
  Q: I know property laws are different in every state. I live in California. I just recently asked my ...
  A: You should notify the landlord in writing of the situation to give them notice that they need to ...
lease/deposit question11/14/2007
  Q: I signed a 1 year lease at an apt complex 3 years ago and never had to sign a renewal lease. I moved ...
  A: If it's a simple clerical error, it probably is valid since your month-to-month rent amount would ...
land lord neglect11/13/2007
  Q: I just moved into this house(rental) on July 25,2007 and it is now November. i have been having so ...
  A: Depends on what the lease calls for. Sometimes pest control is the responsibility of the ...
incorporating rentals11/13/2007
  Q: I have a several rental properties (five.) I am thinking about forming a corporation to own the ...
  A: Yes, liability is a big reason to put the rental properties into a separate entity. Most investors ...
business in a residential house lease agreement11/9/2007
  Q: I have rented a house to a couple on a residental lease agreement in Tarzana, Ca. They told me ...
  A: If the zoning in your city prohibits running a business from a residential area, then that may be ...
Lease Agreement11/8/2007
  Q: On 10/21 we moved to a rental home located 600 miles away in San Diego,CA. Unknown to us, this home ...
  A: Unfortunately, your question is more legal in nature, so you should probably consult with a real ...
tenant suing for security return11/8/2007
  Q: I am holding 2nd Fl tenant security because they left behind abused, discolored & filthy carpet. ...
  A: First, you normally can not be represented by an attorney in Small Claims Court. You can certainly ...
APARTMENTS11/8/2007
  Q: MY GIRLFRIEND HAS A ROOMMATE THAT BRING STRANGE GUYS TO THE APARTMENT AND MULTIPLE GUYS AT THAT AND ...
  A: Since everyone is on the lease, most likely the landlord would have to evict all of the tenants. But ...
Management/tenant issues9/13/2007
  Q: I have a very lazy manager. She is good friends with the owners of the complex. The owners however, ...
  A: Sounds to me like your best bet is to go straight to the police. For instance, when that ...
Screening Problem9/13/2007
  Q: I have had a person apply to rent one of my units that I know. My opinion of this person is that ...
  A: If you have other equally qualified applicants, you can choose one of them over this particular ...
lease "buy out?"9/13/2007
  Q: Does the term "buy out" mean that the renter will not be liable for the lease? In July, we ...
  A: Normally, a lease buy-out is an agreement between landlord & tenant that the tenant will pay a ...
Who to Sue?9/13/2007
  Q: Several homeowners are considering bring suit against our management company and/or board. Can ...
  A: Anyone can sue anyone...but in this case, it's probably more appropriate for the Association to sue ...
Property Management Startup....9/12/2007
  Q: Greeting's to you! My name is Edward. I a recent college graduate who has no desire to work for ...
  A: You will need the broker's license, but aside from that, you need education and experience in the ...
Letter of Eviction9/12/2007
  Q: I live in Rockwall County, Texas. We received a letter on our front door today stating that we had ...
  A: There are several factors to consider in this situation. Normally, you probably could try to fight ...
Help9/11/2007
  Q: My boyfriend and i recently moved into a 2 bedroom condo. His roommate from his old place came ...
  A: Yes, the management company/landlord could probably enforce the lease whereby in most leases, only ...
Rental Scam9/10/2007
  Q: We rented a home from the "supposed" owner last August. We renewed the lease for another year a few ...
  A: You may be correct in that your options will be limited -- but for something like this, I strongly ...
Breaking lease due to unlawful activity.9/9/2007
  Q: I signed a least back in June for a house with two other roommates. We are equally responsible for ...
  A: As you probably already know, your obligations under the lease are somewhat separate from your ...
lease termination by renter due to noise9/8/2007
  Q: I am currently in a lease until march '08. for the past eight months I have been complaining to the ...
  A: I would suggest putting your concerns in writing, and include a deadline by which the problems must ...
Forged signatures on documents9/8/2007
  Q: I live in income-restricted apartments. My lease was up at the end of August, and in about May or ...
  A: First thing I would do is bring it to the attention of whomever you think may have forged your ...
Mold/Mildew/Water leaks9/8/2007
  Q: I live in an apartment in Kansas. I moved in about a year ago. When I moved in the first night my ...
  A: The landlord is likely required to make repairs to cure leaks and any resulting damages. You should ...
I HAVE BEEN SCAMMED9/8/2007
  Q: ON SEPT, 2006 I purchase home and hired a property management company to rent it. they went after ...
  A: Aside from civil action through your attorney, you could try talking with the District Attorney's ...
Property Management Contract9/7/2007
  Q: I have a contract with a property mgmt. company until 10/12/07. The tenant rent agreement expires ...
  A: Whether the management contract would terminate upon the sale of the property depends on the terms ...
Property Management Insurance9/7/2007
  Q: Good afternoon Mike! I am part of a small investment/property management company. We are currently ...
  A: You probably could find a carrier that would insure the properties under one blanket policy. Whether ...
HOA clause in tenant agreement9/6/2007
  Q: I will be renting out a home that I own, which is in a HOA community. The tenants will be signing a ...
  A: Simply include a provision whereby the tenant is responsible for adhering to the CC&R's, and you can ...
Late Fees and NSF Fees9/6/2007
  Q: I manage about 15 units here in Oklahoma. I have two questions. On late fees, who gets to keep them, ...
  A: Your management agreement should be the determining factor as to who keeps late fees. If your ...
do we have to sign another lease when upon a lease term ending?9/6/2007
  Q: Been in a rent controlled apartment in LA for over 6 years and were on a month-to-month lease until ...
  A: If the landlord feels he gave the adequate notice to deny a month-to-month extension, he may have a ...
getting out of a lease9/6/2007
  Q: My daughter is transferring from a college in Florida to a college in Oklahoma. Her lease started ...
  A: Unfortunately, you may be stuck. A tenant has to uphold the terms of the lease like any other valid ...
Rat Infestation in apartment9/6/2007
  Q: I had major damage to my personal belongings when the apartment I lived in became rat infested. I ...
  A: Sounds to me like you need to consult with a lawyer, since your only recourse (if the landlord does ...
Fraud, non profit, tax credit relief, hud, civil & human rights violation9/6/2007
  Q: I will touch on issues happening to me and others in my bldg. Non profit Low income housing with ...
  A: The fact that you are even being hostile towards me, and my (by the way free) answer, demonstrates ...
Property Ownership in regards to rental property9/6/2007
  Q: Can a landlord that does not own the property that you rented, sue you in small claims court for ...
  A: If she has some authority over the property, then she can probably sue (whether or not she is ...
Tenant's rights with regard to eviction notice9/4/2007
  Q: I'm asking this question on behalf of my cousin who just received a notice to vacate her home ...
  A: With an unexpired lease in place, the landlord must have cause for an eviction. Nonpayment would of ...
Property Management9/4/2007
  Q: I have been renting out a home for 4 years now. The first 2 years I managed it myself however I live ...
  A: Depends on the agreement you have with the management company. That contract should call out the ...
Showing property under eviction proceedings9/2/2007
  Q: My father's tenants in MA are delinquent in rent for about 4-5 months. He has served them notices to ...
  A: That depends on how the lease is worded. I would be inclined to advise to go ahead and place the ...
Foreclosure9/2/2007
  Q: I'm renting a house and my homeowner received a "notice of default" about a month ago. Worrying ...
  A: He would probably need to go through a formal eviction process to force you to leave -- and here in ...
Landlord keeping deposit to remodel home9/1/2007
  Q: I and my family have recently moved out of a single family residence that we rented from a owner ...
  A: Based on your description of the situation, sounds to me like you may have a valid legal case ...
lease break/buyout8/31/2007
  Q: my lease is up 10/07 my roommate has not paid her rent since march 2007. how can i get my name off ...
  A: It depends on how the lease is written. If you are both "jointly and severally" responsible for the ...
I'm a building manger, am I paying to much rent?8/30/2007
  Q: I've been an on-site building manger for a nine unit property in Los Angeles for about three years. ...
  A: If you are in a rent control area, then there probably are laws that may apply to your situation. ...
End of Lease - Roommates & Deposit8/29/2007
  Q: I currently live in a four bedroom house with three roommates. We rent from an individual homeowner ...
  A: the situation is a bit messy in that the newer roommates are not on the lease and thus are not ...
Property Managment collecting two years later8/29/2007
  Q: Just got a call from a collection agency saying they are collecting on behalf of a property ...
  A: I'm not sure what the statute of limitations may be as it related to collections. That's something ...
SUMMONS SENT ON HOUSE WE ARE RENTING AN APARTMENT.8/29/2007
  Q: ME MY FIANCE AND 4 CHILDREN HAVE BEEN LIVING IN A PRIVATE HOME WE ARE RENTING ONE OF THE APARTMENTS. ...
  A: Contractually speaking, you probably still have a legal obligation to pay rent so long as the lease ...
terminating no signed lease8/29/2007
  Q: our first month ends in 4 days. This was suppose to be a one year lease but we did not have the ...
  A: In the absence of a signed lease, I suppose your tenancy would be considered to be month-to-month. ...
rental agreement8/29/2007
  Q: lease is up 8/31/07 dont want to renew told landlord who is the brother of origanal landlord on ...
  A: I'm in California thus unfamiliar with the laws in your state. But your lease should be the ...
Rental Property Caused Damage to my Condo8/28/2007
  Q: I own my Condo in a small HOA, where a limited number of owners are allowed to rent out their ...
  A: Well, you certainly didn't cause the damages, so someone else is responsible. Most likely, that ...
Breaking my Lease8/28/2007
  Q: I signed a one year lease at the beginning of this year and now have to break it 4 months early. I ...
  A: Unfortunately, there's probably no way to break your lease under those circumstances (unless you ...
Length of Lease/Obligation8/28/2007
  Q: When my 1-yr lease (May 1st - Apr 30th) at my apt complex expired, I opted to stay while house ...
  A: Unfortunately, you will probably have to live by the terms of the lease, as that written document ...
non payment of rent8/28/2007
  Q: I have lived in my apartment for 3 years. Rent is due on the 1st, but it is not asessed a late fee ...
  A: The unfortunate news for you is that yes, she can probably do that since rent is considered late the ...
pass due balances after termination8/27/2007
  Q: On August 15th my tenant failed to make payments previously agreed to. Tenant owes me a portion of ...
  A: First, you served the wrong notice. For delinquent tenants, you should have served a 3-Day Notice to ...
Our Landlord used our apartment while we were away8/27/2007
  Q: I had initially signed a one year lease with a man who I assumed was the home owner. 5 months later ...
  A: The landlord is certainly in the wrong based on your description. If the rent went unpaid, his only ...
Management Company Repairs on our Property8/27/2007
  Q: We own a homw in Fl and we live in Japan. We have a management co. handling everything for us. We ...
  A: I would suggest that if you have that much distrust in your manager, then you probably either need a ...
When do i start my 1st rental property?8/25/2007
  Q: I have been reading about the prospects of rental properties. Seems to be the hardest part is to pay ...
  A: You can start investing in real estate any time, assuming your financial situation is such that you ...
breaking a verbal lease8/25/2007
  Q: I recently moved out of a duplex in los angeles because one of my roomates made living there very ...
  A: It depends on your contractual arrangement. If you were listed as a tenant on the lease, you ...
Issues with Property Management8/24/2007
  Q: Help. I purchased a LV (Vizcaya) property in 11/05 along with many investors that was presented in ...
  A: I suppose it would depend on your contractual arrangement with the property management company, and ...
Condo/deck responsibilities8/23/2007
  Q: We own a condo. Who is responsible for maintaining the deck attached to it? The deck is considered ...
  A: You would need to check with the CC&R's (Covenants, conditions, and restrictions), which is the ...
Lease contract8/23/2007
  Q: I am a student on a 3-month lease contract. I was asked by my apartment leaser yesterday if I ...
  A: The terms as written in the lease normally will supersede anything else. If the lease indicates that ...
Lease Agreement8/23/2007
  Q: I have a couple renting my townhouse and they have not made a payment in the last 3 months. I went ...
  A: I'm not sure what state you're in, but here in California, evictions are not done in small claims ...
I feel like im being used8/23/2007
  Q: I manage a sheared living house in Washington state and the owner who i work for is charging me rent ...
  A: I suppose it depends on what contractual arrangement you have with him. If there is no contract, ...
Can we sue our landlord? What rights do we have?8/23/2007
  Q: We have a one year lease in the home we are in. 3 months after moving in our landlord advises us ...
  A: Yes, you can sue the landlord, but if he's losing the house to foreclosure, there's a pretty good ...
I need out of my lease! LL not following through being very rude .8/23/2007
  Q: First my horse was murdered by college students on my own property where I have lived since 1960. ...
  A: First, I'm not sure why you would agree to move in to a place that had those conditions. The ...
Unlawful Detainer & partial payments8/22/2007
  Q: Good morning. My name is Stephanie and I'm a Internal Auditor for The Irvine Co. I have a question ...
  A: In residential real estate, if you accept a partial payment, then the 3 Day Notice is no longer ...
Ready to move in 5 days, but leasing office said apartment is no longer available8/21/2007
  Q: On July 20th, I signed a lease to move into an apartment on August 26, 2007. Everything is settled ...
  A: Given the info you provided, you probably could sue for specific performance, damages, or possibly ...
voiding a lease8/21/2007
  Q: we have sept 07, oct 07 and the nov 07 rent was paid as last months rent with our deposit. so with ...
  A: It's possible, but of course if the landlord elects to sue you in court, you would need to be ...
Getting started in property management8/21/2007
  Q: i have just received my broker license and i am interested in the process of property management. ...
  A: First, you should gain the proper education and experience in property management. The brokers ...
Rent refund / Carpet (steamed cleaned)8/20/2007
  Q: 1) I was given 60-days to move out (Termination Notice). I'm paid through the end of Aug. 2007. If ...
  A: 1. Most likely, you would not be entitled to a refund until you give the appropriate legal notice ...
professional liablitity coverage8/20/2007
  Q: Are licensed property managers and / or their property management corportations they may work for, ...
  A: I'm not sure if there's a legal requirement to carry that insurance. However, at the very least it's ...
Property Management8/20/2007
  Q: What sources would you suggest to research the business of property management? Also, what licenses ...
  A: Here in California, you must hold a real estate brokers license. And of course, you should have the ...
Commercial Building Management8/19/2007
  Q: Can a commercial building (medical Building) owner (partnership) select one of the partners who ...
  A: Yes, if the partner is a part owner of the building, he/she can handle the management. It's ...
Leasing under a Foreclosure8/19/2007
  Q: I am currently renting a home in Long Island, NY. We just moved to the area and I'm not very ...
  A: The bad news is that assuming the landlord has not breached the lease, you probably don't have legal ...
Inexperienced Property Management8/18/2007
  Q: How do I enforce on-time rental payment? Also, where can I find some guidelines to proper property ...
  A: If a tenant becomes late, you should serve the proper notice as required in your state (here in ...
Not giving a 30 day noticee8/18/2007
  Q: I recently moved out of an apartment because a rat had dug a hole in the ceiling which has asbestos. ...
  A: I suppose your only defense would be if the landlord knew of the asbestos and didn't disclose it, or ...
Lease Agreement8/17/2007
  Q: Mike, I live in Southern California, I moved into these apartments, thought they were really cute ...
  A: Wish I could help -- but you simply can't cancel a lease because you found someplace else you'd ...
rental apartments in florida8/16/2007
  Q: A family member is moving into an apartment where a 300.00 pet deposit was paid the carpets are ...
  A: I guess my first question would be why anyone would sign a lease or agree to move in to an apartment ...
signing for landlord on lease8/15/2007
  Q: the property owner wants me to sign the lease as her representative. I have fixed up the property ...
  A: Without anything in writing, such as a management agreement or power of attorney, your signature ...
Starting my own property managment company8/14/2007
  Q: I am currently a licensed real estate agent and in the process of obtaining my real estate brokerage ...
  A: A brokers license would be necessary -- but my understanding is that licensed attorneys are afforded ...
Property Management Question8/12/2007
  Q: What repairs and maintenance items are usually the tenant responsibility and tenant cost for a ...
  A: There is no standard for what a tenant is responsible for. If the tenant is asked to be responsible ...
Verbal Rental Agreement8/11/2007
  Q: I am in California. My wife and I moved into an apartment with a verbal month to month agreement ...
  A: If you are unable to come to terms, she (either party, actually) can terminate the tenancy with ...
Any laws re: selling a "haunted" home?8/10/2007
  Q: Are owners required by law to reveal that their home may be haunted? I was a total skeptic until 13 ...
  A: As for the legality of that, an attorney would probably be in a better position to answer, as they ...
Holding Property Management Company liable for repairs8/9/2007
  Q: We had a rental unit that was vacant for three months in between renters. During that time, a small ...
  A: That's probably a question best answered by an attorney. My guess would be that if they were ...
expired lease contract for rent.8/9/2007
  Q: Fortunato; my question is about that my husband & me rented a condo/apartment with a formal ...
  A: On an expired lease, your tenancy would be on a month-to-month basis. This means that to cancel, ...
Have to evict a tenant-sec. 88/9/2007
  Q: What is the best way of going about Eviction? My tenant is destroying my property. I owe $90,000 on ...
  A: First thing I would do is bring the matter to the attention of your tenant's Section 8 case worker. ...
PROPERTY MANAGEMENT CONTRACT8/5/2007
  Q: IF A PROPERTY MANAG. CO. HAS BREECHED THEIR CONTRACT WITH YOU ARE THEY STILL ENTILTED TO THE ...
  A: I'm not a lawyer, but seems to me if the contract was truly breached, then the offending party may ...
tenant issues8/5/2007
  Q: We have owned rental properties for over 20 years, but recently have a new tenant who is driving me ...
  A: First, it's an unfortunate fact that most tenants will not treat the property the same as you would ...
personal property in my home8/2/2007
  Q: We are dealing with my father-in-law's ex-girlfriend. He kicked her out of the house and we need to ...
  A: Yes, there is probably a procedure to deal with that property, but each state has its own specific ...
Property Owner Rights8/1/2007
  Q: I live in North Florida and own 13 acres. My daughter and family has lived on the property for 15 ...
  A: Yes, they probably have some form of rights in the form of a tenancy, so you will probably need to ...
NEED HELP ASAP! Before Aug 1st PLZ!!!7/31/2007
  Q: My husband and I signed a new lease for our apartment complex for August 2007 to July 2008. They ...
  A: Unfortunately, you're probably stuck. Once you sign the lease, it becomes effective despite the ...
Property Manager Pay Scale7/30/2007
  Q: What is the average pay for property managers in the city of chicago? How do companies usually ...
  A: I'm in southern California, so not sure. But I found the following web site, which lists Chicago at ...
Termination of lease7/30/2007
  Q: I have been renting an townhouse for 2 years but only rented it in 9 month increments. The last 9 ...
  A: If the lease contains that provision, then the landlord may be correct. Even though you didn't ...
Apartment Occupancy7/30/2007
  Q: When my daughter was young we lived in apartments. I was told at that time (probably 89-90) that I ...
  A: Unfortunately, I'm in California and thus don't know the codes for Texas. I suspect that your ...
Credit check7/30/2007
  Q: I am an individual that owns one duplex. I have been fortunate with keeping it occupied for the past ...
  A: Credit reporting rules are constantly changing, so I suppose I'm not surprised by that requirement. ...
residential rental lease7/29/2007
  Q: I never sign a written agreement on a rental property with a one yr lease. I lived in property for 9 ...
  A: First, you probably don't have a one year lease if there's no paperwork to support it. More likely, ...
Expired Lease/Security Deposit7/25/2007
  Q: My lease expired on June and I am currently on a month to month basis by default (landlord hasn't ...
  A: The security deposit should be treated the same whether youlre on a term lease or month to month. ...
mold in the house7/23/2007
  Q: Good afternoon: In the residence where I used to live for almost 4 yrs, after the hurricane the hse ...
  A: Wish I could help -- but you really need legal advice which I can't offer. There are plenty of ...
no water7/22/2007
  Q: Woke up this morning with no water/plumbing. Called the emergency maintenance line and left a ...
  A: You could certainly try to diagnose the problem yourself (perhaps someone inadvertently shut you ...
month to month agreement?7/20/2007
  Q: I have had a tenant for about a year and a half. The first year he had a year lease with me. The ...
  A: You will need to move forward with eviction. Since you've probably never done that before, i ...
Security deposits7/19/2007
  Q: I pay a commission on all rents to a property management company but do they have the right to ...
  A: That depends on how your management contract reads. If the commission is a percentage of gross ...
Can I sue a previous tenant7/18/2007
  Q: My brother moved out of Florida last year and decided to rent his house. I live down the street and ...
  A: I'm afraid your question is better answered by an attorney than me since it involves whether the ...
The Staff7/18/2007
  Q: Does the tenant have the right to know who is on the staff? Is there any law that says it has to be ...
  A: I assume you mean the staff of a property management company? If so, I doubt there's any legal ...
Tenant Harassing Other Tenants7/17/2007
  Q: I have a tenant who has been harassing other tenants. She is an older woman who recently got ...
  A: You can probably evict on the basis of her affecting the other tenants' quiet enjoyment of their ...
starting a property management business7/17/2007
  Q: We are in southern California. We are considering starting a business in property management, I know ...
  A: Your mother would need to be listed as the head of the company, so that you can operate under her ...
Property Management Fees7/13/2007
  Q: I am thinking about managing a single family home in Altadena, CA. I have no idea what to charge. ...
  A: Single family houses are usually 10% management fee, plus lease commissions. You probably already ...
Condo Association in trouble with IRS7/13/2007
  Q: Our condo has had problem with them before with mis management (prior to my moving in the complex) ...
  A: I really think you need a real estate attorney for this one, as this can be a very complex matter. ...
need a property manager7/13/2007
  Q: How much can I expect to pay for property management service for one residential unit? I have been ...
  A: Rates vary widely by area, location of property, and a variety of other factors. The numbers you ...
Condominium Questionnaire7/12/2007
  Q: We are a mortgage company using a lender to provide a loan for a couple that owns their own condo in ...
  A: It's probably not illegal....not sure, you'd have to check with an attorney and maybe the CC&R's has ...
RE: How timely should monies be deposited on behalf of an owner?7/12/2007
  Q: I currently own a property in another state which is being managed by a large, very well established ...
  A: I'm not sure of real estate regulations in NC, but here in California the monies must be deposited ...
landlord nwants to terminate lease early7/12/2007
  Q: Our landlord is trying to sell the house we rent from him. We still have one year left on our ...
  A: That's a hard question to answer, because it really comes down to whatever both parties would agree ...
A worried mother7/11/2007
  Q: my children and i have moved in to a module home and are renting from a company in Florida, since we ...
  A: First, put your concerns to the landlord in writing, which should put them on notice to respond. ...
Landlord let property go into foreclosure7/11/2007
  Q: Our landlord let the property we have been leasing for 13 months go into foreclosure two months ago. ...
  A: Your only option at this point would be to sue your former landlord (probably in small claims ...
Terminating Property Manager Agreement7/11/2007
  Q: We have an awful property manager who has not followed our contract agreements for inspections, ...
  A: Your leases are basically a contractual agreement between you as Landlord, and your tenants. If they ...
Considering Buying first rental7/10/2007
  Q: Mike, Let me first thank you for providing answers on All Experts. I highly appreciate your time. I ...
  A: Naturally, being an absentee owner for a property that is so far away has its challenges and can be ...
tenant rights7/9/2007
  Q: I moved into a new apartment and the place was a mess. The stove didn't work, there are gashes and ...
  A: I guess the first question would be....why would you sign a lease and move in to a place like that ...
Carpet7/9/2007
  Q: I lived in an apartment for over two years. They charged me almost $400.00 to replace the carpet ...
  A: $400 is not much money to replace carpet, so unfortunately that's probably a reasonable amount if ...
Managing property for my parents7/8/2007
  Q: My parents are in their late fifties and have been looking into investing in rental properties as ...
  A: Unfortunately, your question will be tough to answer in an email since there are entire books ...
Propery Management Co's Responsibility7/6/2007
  Q: not sure if I have the right expert or if I'm in the right place. I hope you might have suggestions. ...
  A: If the property manager knows that illegal activities are taking place, he probably should take ...
parking space issues7/6/2007
  Q: I have a tenant renting a room at my home and I also live at the residence. He has 2 unregistered ...
  A: First, you should never have a tenant in place without a written lease! At this point, his tenancy ...
Cleaning charges7/6/2007
  Q: I was recently told by my landlord (actually, a representative) that I would only be receiving ...
  A: You have a right to request a breakdown of the charges. The fact that you have before and after ...
Real Big Tenant problem7/5/2007
  Q: I currently reside in an 3 level apartment building consisting of 12 apartments. On June 26, 2007 I ...
  A: These foreclosure stories are becoming more and more common recently. Unfortunately, as a tenant ...
starting property management business7/3/2007
  Q: Good afternoon I'm interested in starting my own property management business i need help. I have no ...
  A: Besides a real estate broker's license, you would need to gain the necessary knowledge & experience. ...
apartment in MD7/2/2007
  Q: Two weeks ago my son moved into his first apartment. When he returned home from work late Friday ...
  A: I would simply recommend having a face to face meeting with the landlord and discussing the ...
property damage7/1/2007
  Q: I live in a rented flat from a housing association, a house converted into two flats.the upstairs ...
  A: Unfortunately, you are probably responsible for your own contents, absent some lease provision to ...
foreclosure7/1/2007
  Q: From reading your other answers, it seems pretty clear that the lender is unlikely to honor our ...
  A: First, there's no way I would agree to prepay the rent for a year, unless the money is paid directly ...
No lease for duplex7/1/2007
  Q: Someone is telling me that if they buy a duplex in Tennessee without leases or security deposits in ...
  A: You're correct -- in the absence of written leases, the tenants are still occupying the premises on ...
Unclean Rental6/29/2007
  Q: My husband and I moved into a 3 bedroom rental house in Las Vegas that had one prior tenant. We ...
  A: Unfortunately, I'd be inclined to think that your case for breaking the lease at this point may be ...
Notification of change in management6/28/2007
  Q: I rent a townhouse in California and the owner just last month (early June 2007) told me he was ...
  A: I can't think of a reason for that, since it really doesn't affect your tenancy as far as I can ...
Things to know when renting a condo out6/28/2007
  Q: We are considering renting out our condo and are not sure what to do as far as checking credit ...
  A: Unfortunately, your question is a bit too vague for a simple email as basically you're asking how to ...
3 landlord/tenant moveout/damages questions6/28/2007
  Q: My tenant has just moved out and turned the property over to me. I have 3 questions about the ...
  A: 1. Simply prorate the last month's rent by dividing the rent by the # of days he owed. If you wish ...
landlord-tenant relations6/27/2007
  Q: Mike, glad to have found you! I have a landlord-tenant question. It is a section 8 subsidized ...
  A: Unfortunately, I don't know anything about real estate laws in Michigan (I'm in California). ...
Lease6/27/2007
  Q: I just relocated to another state and signed a lease. I have only been there for 3 weeks and the job ...
  A: That clause may be applicable, but it depends on how it is worded. It may be that even if you lost ...
landlord giving out name/phone#6/27/2007
  Q: I live in Boise, Idaho. We are moving out according to the contract and have done all that is ...
  A: I'm not sure about the legality of it (you would have to check with an Idaho lawyer on that), but ...
property management and income tax6/26/2007
  Q: Im taking on managing a few properties for friends. As I would be receiving the rents in my name and ...
  A: First, you should know that most states require a real estate brokers license in order to operate a ...
Property management6/26/2007
  Q: I would like to start a property management company in CA (specifically the Bay Area). Could you ...
  A: Besides a real estate broker's license, you would need to gain the necessary knowledge & experience. ...
Selling a Rental Property6/25/2007
  Q: Good morning, my wife and I own a single family home that we currently have leased to a family but ...
  A: You can certainly list the home for sale with the tenants in place on the current month-to-month ...
luxury condo manager salary6/25/2007
  Q: Looking for compensation information for our CAM licensed luxury condo property manager in Miami ...
  A: Your best bet would probably be to contact local property management companies in your area to see ...
Property management company6/22/2007
  Q: I live in Alabama and have been a Property Manager for companies for 10 + years and now I would like ...
  A: To manage your own real estate, no license is normally required (except maybe a business license ...
Rental Application6/22/2007
  Q: My home in FL is pending foreclosure due to total hurricane loss (credit report states that) I live ...
  A: Unfortunately for you, landlords are entitled to deny you on that basis. I'm not saying it's the ...
Homeowner's responsibilities6/22/2007
  Q: I own a home in Mesa, AZ. I have never lived in this home and within 1 month of owning it, I had a ...
  A: Your question is basically on how to be a good landlord, and there are so many aspects to that, it ...
landlord wants to terminate property mgnt asap6/21/2007
  Q: we have rental property in Las Vegas and hired a property manager. our mgnt contract is for 1 and ...
  A: Unfortunately, it sounds like you need an attorney's help more than mine. based on your description ...
Landlord cut off electricity6/21/2007
  Q: A lady with two children is paying R8,000 a month in rent. Her deposit was R10,000 as the landlord ...
  A: From some of the terms you used (such as "flat"), I'm guessing you might be outside the united ...
rental foreclosed6/20/2007
  Q: I am renting a property that is rumored to be being foreclosed where do I go to find out if this is ...
  A: You can try contacting the lender for the property to see if they would be willing to give you the ...
breaking a residential lease6/20/2007
  Q: I live in Lockport NY. I went across the hall to the laundry facility, same building. I closed my ...
  A: Those are probably not good enough reasons to break the lease. The landlord might argue that they ...
Why does rent increase every lease renewal?6/20/2007
  Q: This is something that has always bothered me, and I've never understood it. Why does a property ...
  A: Mary, Initial incentives are common to fill vacancies, but as you've noted aren't always offered ...
lease problems and problems with unfit living conditions6/19/2007
  Q: I live in Georgia and am renting a house. It is a much older house and I do not feel it is up to ...
  A: The landlord's initial defense may be that the same conditions existed as of the date you first ...
Property Management Company in Florida6/18/2007
  Q: I'd like to open a Property Management Co. in Orlando, Florida. Where do I start??
  A: First, you probably need to be licensed (not sure about the laws in Florida, but here in California ...
Property Management Jobs6/18/2007
  Q: I am currently unemployed and planning to return to school full-time this fall. I've been looking ...
  A: Most of the time, those positions are full time. However, you may be able to find part-time ...
Rental hike on two year lease option6/16/2007
  Q: Can my CA landlord increase rent by 11.5% when I have a second year option to lease and no rent ...
  A: It would depend on how the terms of the option read. If it's simply that you have an option to ...
foreclosure on property I rent6/15/2007
  Q: I am renting from a partnership and I was just given a summons a couple days ago from a marshall ...
  A: I would recommend calling the lender for the property (their name should be on the foreclosure ...
landlord having garage sale on the property were renting out while we are moving6/15/2007
  Q: we are moving o june 23 my landlord has decided to have a garage sale that day i dont want people ...
  A: The landlord should not have access to the property without your permission (except for emergencies) ...
Damage caused by tenants.6/15/2007
  Q: Last week of May, tenant reported a leaking problem with the spa. I asks my manager to call my home ...
  A: I have to admit that I've never heard of the possibility of the pipes melting if a spa is not shut ...
NSF checks/application denied..6/15/2007
  Q: we are looking for a new apartment and had found one. We filled out the application, application ...
  A: I think most negative items stay on your credit report for a period of 7 or 10 years, but you would ...
Property management companies6/14/2007
  Q: I am wondering how to check on the broker's license for any given property management company. Would ...
  A: Depends on what state your are in. Here in California, you can search for a broker's name (or a ...
Receipt of rent from property mgmt co.6/13/2007
  Q: Is there any law (federal or state of North Carolina) that requires property management companies to ...
  A: The property management company should have a trust account set up for you (or in some cases, a ...
Normal wear and tear6/11/2007
  Q: I ended a 6 month lease on March 31st 2007 and received a bill of charges for damage to the ...
  A: You are correct in that you should only be charged for repairs that were for damages beyond normal ...
Landlords responsibility6/10/2007
  Q: I have been living in my residence since February and when we first moved in, it was told to me and ...
  A: First, you'll need to check with an attorney to see whether you have solid legal grounds to break ...
foreclosure/tenant6/10/2007
  Q: I have recently found out that the property I leased is in forclosure, and that my security deposit ...
  A: They're allowing the home to go into foreclosure, telling you that you that they will not be paying ...
Landlord/Tenant issue6/8/2007
  Q: I signed what I thought was a one year lease. I was verbally told it was one year and the lease ...
  A: Chris, A lot will depend on the condition of the house when you moved in as compared to when you ...
Lease6/8/2007
  Q: I have recently moved to Colorado. I hastely signed a lease to have a place to live. Things are ...
  A: Unfortunately, you may be stuck. Your best chance is to appeal to the landlord and explain your ...
Engaged couple denied rental because of owners beliefs6/8/2007
  Q: My fiance and I are looking at moving to a new area, and when we called one of the local Apartment ...
  A: Generally speaking, I don't believe it is illegal for a private property owner to deny housing to ...
window air conditioning6/8/2007
  Q: We were given notice today to remove an "unauthorized" window air conditioning within 5 days or we ...
  A: One reason the landlord may have to request the removal of a window unit is if there are CC&R's in ...
Getting out of a lease6/7/2007
  Q: My son was living in an apartment but is now changing colleges. We live in Ohio. He will be coming ...
  A: Unfortunately, you may be stuck. Your best chance is to appeal to the landlord and explain your ...
Breaking A Lease6/7/2007
  Q: I've been living in my apartment for almost 3 months. My dad recently passed away and it has become ...
  A: Unfortunately, you may be stuck. Your best chance is to appeal to the landlord and explain your ...
Tenant Landlord Laws6/6/2007
  Q: What is the maximum the state allows the Landlord to charge for an NSF fee and is there any limit on ...
  A: I'm not aware if there's a legal limit on NSF or late fees, although I suppose usury laws come into ...
constant water damage6/6/2007
  Q: My window in my bedroom and windows in the living room leak when it rains. I made 3 requests by ...
  A: Unfortunately, it sounds as if I'm not going to be of much help. I would have suggested that you put ...
payment of utility bill for owner6/4/2007
  Q: I pay for security light, water and garbage pick up for one of my owners. She reimburses me. Now, ...
  A: First, whether the owner hires a property manager or not shouldn't relieve her of the obligations ...
Notice to Vacate, w/o a lease6/4/2007
  Q: My grandmother passed on 6 mos ago, she has had a guy that worked for her living on her property for ...
  A: He is probably on an assumed month-to-month tenancy. So, you will have to serve him with the proper ...
rental application approval6/4/2007
  Q: I have a 2 part question for you. I have lived in the same complex for 3 years now. After the second ...
  A: On the mold issue, I'm afraid you will need to talk to an attorney to see what your options are in ...
Property Management for Relative6/2/2007
  Q: I have a relative that lives out of state and bought a rental house in FL where I live and asked me ...
  A: Well, since the property owner is a relative, you can probably legally help her with managing the ...
property management business5/31/2007
  Q: I have started my own management company and wanted to know how I get in contact with real estate ...
  A: Unfortunately, I don't have any very useful suggestions for you. I get this question a lot, and ...
Signed lease5/31/2007
  Q: Mike, Thank you for your contribution to this forum. I have a question from a friend who signed a ...
  A: You'll probably need to consult an attorney on this one. But my opinion is that the situation ...
towed at my expense5/31/2007
  Q: Mike- I awoke today to find out that my car had been towed. Last night I arrived home to find a ...
  A: Normally, homeowners are not permitted to authorize the towing of cars. That is usually handled by ...
Renting Garage and Occupancy Limits5/30/2007
  Q: I have a couple of questions. First a little background: My four roommates and I rent a 4-br house ...
  A: There are two things you'll need to check to see if that's possible. First, you should check with ...
Follow-up to previously answered question5/29/2007
  Q: Mr. Fortunato, My question is to follow-up on your opinion of Yardi as especially their Voyager ...
  A: We still use Yardi; however, it's an older version called "Yardi Professional 3.2". I have also used ...
How to break a lease?5/29/2007
  Q: I have been leaving in a duplex for about 3 months and at first everything was fine but now there ...
  A: Sounds like your questions are better answered by an attorney, since breaking a lease is usually a ...
Housing5/29/2007
  Q: I have been trying to get on housing for a very long time and I just recently got to the top of the ...
  A: Unfortunately, every Housing Authority probably has its own guidelines on acceptance, and being ...
Marketing/ Rent-up of a unit...5/29/2007
  Q: I am a licensed part time CA real estate agent and have my license correctly housed under my broker. ...
  A: Unfortunately, my opinion is that you would probably be in violation of real estate laws. A ...
Apt Mgmt firm refuses to change carpet in 2 year old apt5/25/2007
  Q: My name is Vishal and i am a resident of Southern California. We moved into a rental apt in April ...
  A: You probably can't force the landlord to change the carpet, since it isn't a habitability issue. You ...
owner rights to enter property5/24/2007
  Q: As property managers we have obligations to both owners and tenants. What can we do to discourage ...
  A: We have similar problems with some of our owners who like to get more involved than they should ...
Property Management Issues - Is she breaking the law?5/24/2007
  Q: My mom moved into an apt in Garland, TX about 5 mths ago. She started having issues with the apt mgr ...
  A: Rachael, Sounds to me like you need to speak with an attorney more than a property manager. At the ...
Property Management5/24/2007
  Q: My boss is an entrepreneur in every sense of the word. He owns several small companies and is now ...
  A: Sara, First place i would go to is the Department of Real Estate for the state in which he intends ...
Oregon Lock Change Laws5/23/2007
  Q: I recently began renting an apartment from a land lord. I have become suspicious that my land lord ...
  A: You probably should check your lease as the primary document. If it doesn't say anything about ...
Denied to Rent - legal?5/23/2007
  Q: I submitted an application to rent an apartment in an older building. I have very good credit, ...
  A: While I'm sure their decision was disappointing to you, I don't think they did anything illegal, ...
Tenant Issue5/22/2007
  Q: Three years ago, I let a friend move in to my house and pay rent. A year ago, I, the homeowner ...
  A: Your next step would be to sue him in court. You can try small claims court (where you can sue ...
Lease termination/Landlord selling condo5/21/2007
  Q: We have rented a condo in Boston for the last year and a half. At the beginning of March we signed ...
  A: Kim, You probably have some grounds to break the lease, but unless you got these terms in writing, ...
Rentals5/21/2007
  Q: Do you need a real estate license or need to serve as a broker to serve as a rental collection ...
  A: Sorry, but I am unfamiliar with the laws relating to collection agencies. My inclination is to ...
Termination of property management agreement5/20/2007
  Q: I own a house in CA and has been working with a property manager to take care of it since Sep 2005. ...
  A: 1. Based on your description of the contractual relationship, you should be able to terminate the ...
Apartment Entry Without Notification5/19/2007
  Q: , My questions for you are... If the 1 year lease I signed here in Southern California shows that I ...
  A: Nick, It would seem this may be a violation of your lease; however, as to whether it's serious ...
Compensation5/15/2007
  Q: I moved in August 2006, and have a month to month lease. The story goes as follows, 3 laptops and 3 ...
  A: My advice would be to put your request for reimbursement in writing. As part of that, you'll need ...
Lease expiring5/10/2007
  Q: My lease is due to expire soon. The new landlord hasn't informed us (oral or written) of renewing ...
  A: Any expired term tenancy that is not specifically renewed for another term, automatically defaults ...
rented propery being foreclosed5/10/2007
  Q: I am currently renting a house that is being foreclosed. I know that the mortage company will evict ...
  A: Yes, you could (and should) probably start finding another place to live. As for the legality of ...
property management5/10/2007
  Q: What program would you recommend for property management data, tenants , rental payments, work ...
  A: We use a program called "Yardi", so that's the only one I'm intimately familiar with. But there are ...
Landlord Liason5/8/2007
  Q: Currently I am student at Cal Poly San Luis. A client of my mothers, contacted me about assisting ...
  A: The first thing to note is that to act as a property manager for others, the Department of Real ...
Getting that first Client5/8/2007
  Q: What are some ways besides referrals can you advertise your services as a property management ...
  A: I get this question a lot, but unfortunately there's no easy answer. The problem lies in the ...
Return o9f investment5/7/2007
  Q: I have averaged a $1,000 loss on a duplex I have owned about 10 years. However my biggest expense ...
  A: Yes, it is likely still a good investment. keep in mind that the "loss" due to depreciation really ...
lease termination5/7/2007
  Q: I am currently in a lease that will expire Jan 10, 2008. My husband is taking another job he was ...
  A: If the language of your lease is as you stated in your question, then it would seem to me that your ...
Lease information5/7/2007
  Q: My father-in-law passed away and setup a trust for my brother-in-law, Dave, with my husband and I as ...
  A: I agree with you, in that Dave should be on the rental agreement -- not the trust. The trust can ...
assignment of lease5/4/2007
  Q: I read this on eHow.com: Depending on the laws of your state, you may have the right to cancel the ...
  A: You would need to check with a real estate attorney on that. My understanding is it isn't as cut and ...
Verbal Rommmate Contract5/3/2007
  Q: I verbally rented a room to a friend. We did not get along and she stated she would begin looking ...
  A: Your question is probably better answered by an attorney. However, you may have a valid court case, ...
Getting out of a lease5/3/2007
  Q: My son (22) is in a very bad situation. He lives in Maryland in an apartment with his fiancee, a ...
  A: David, What a horrible situation. Unfortunately, my advice isn't going to help much if at all. I ...
breaking a lease5/2/2007
  Q: In reference to a tenant (me) breaking a lease, I have read an article that says that the tenant is ...
  A: Unfortunately I'm not a lawyer so I can't offer legal advice, nor can I cite laws. However, in ...
Breaking lease5/1/2007
  Q: I terminated my lease on a home I was renting by giving verbal notification over 60 days prior to my ...
  A: Julie, Since you broke your lease unilaterally prior to its scheduled expiration date, you would ...
Renters Insurance4/30/2007
  Q: The rental lease I recently signed requires that my roommates and I have a $300,000 renters ...
  A: Yes, the lease can provide for a dollar limit on the insurance you are required to carry. In ...
Townhouse land...4/30/2007
  Q: I own a townhouse in Union NJ, and I was wondering what i actually own? (I know I should have asked ...
  A: Unfortunately, I don't have the necessary information in order to answer your question about ...
Renting a room temporarily4/30/2007
  Q: My girlfriend and I are live in a two bedroom apartment in southern California. We would like to ...
  A: For temporary (visiting) relatives or friends, you do not normally need to ask the landlord's ...
Lease agreement4/30/2007
  Q: I have been renting a home in Texas for the last 3yrs and have had a very good relationship with the ...
  A: First, the Landlord does not have to offer any reason in order to elect not to renew a lease term. ...
Owner-tenant4/28/2007
  Q: My father owns a home in Puerto Rico and the tenant signed a lease for a year. The year has expired ...
  A: Unfortunately, I am not aware of the laws in Puerto Rico. Here in the US, they would simply serve ...
lease agreement4/28/2007
  Q: I live in Riverside, California. About a year ago I signed a 1 year lease with my sister and niece. ...
  A: The way I see it, the only option you have to sever your connection to the lease is to give the ...
Lease Termination4/27/2007
  Q: I am so praying that someone can help me. I am currently in a lease that expires June 24. I was to ...
  A: First, it's somewhat unusual to have a provision in a lease whereby it renews UNLESS you notify ...
Property Management4/26/2007
  Q: I am starting a property management company in California and I currently do not have a brokers ...
  A: You must either have a broker's license, OR work for a broker. In other words, you could have a ...
renting my property4/26/2007
  Q: I am renting my townhouse and my old tenants moved out. Do I need to get a home inspection done by a ...
  A: No, a professional inspection is normally not necessary between tenants. You should simply inspect ...
Business Structure?4/26/2007
  Q: What is the best structure for a Property Management / Investment company? My research indicates ...
  A: Unfortunately, I think this is better answered by an attorney or a CPA, because there are many ...
leased home4/25/2007
  Q: we are currently in a 12 month lease with a management company. We have paid lease payment on time. ...
  A: Rachelle, Well, it certainly appears that you have lousy luck when it comes to renting a home! ...
mold in a newly rented apt4/24/2007
  Q: i rented an apt 1 month ago, there are numerous problems, the worst i believe to be some moldy ...
  A: There should be no reason for my comment to be upsetting -- I simply stated that it may not be ...
property management4/23/2007
  Q: i was reviewing some of your answers to previous questions, and you mentioned that you may not need ...
  A: If you (or your family) has an ownership interest in the property, and there are no outside ...
Property Insurance and Liability4/23/2007
  Q: Property Insurance and Liability We have a friend setting up his wood shop in our garage in exchange ...
  A: You can probably have him sign an indemnity agreement....however, he really should have his own ...
looking for a property manager how do I find one?4/23/2007
  Q: We have 16 units with Laundry facility on ./75 acres in Blue Ridge Ga. we had a $ problem with our ...
  A: To find a property manager, one source might be your local Chamber of Commerce. Otherwise, you can ...
Non-Payment of Rent4/23/2007
  Q: We own a 4 bedroom house which is rented by a family on a 12 mons lease that expires in Aug. Our ...
  A: First, it depends on which state you're in, since the eviction procedures vary. Here in California, ...
No Parking Violations.........4/22/2007
  Q: I moved to a manufactured home community a year ago and have had issues with people parking on the ...
  A: Your best avenue would be to consider getting elected to the board for your homeowner association. ...
PM Fees High Rises4/20/2007
  Q: Mike: I am a residential property manager in Las Vegas. Basically managing SFR and condos. I want ...
  A: Barbara, Unfortunately, I don't know of any source that contains PM rates for any given area, nor a ...
Getting out of our lease.4/20/2007
  Q: We leased a back unit of a property. We have two small children. Our infant has been sick every ...
  A: The termite issue may not necessarily provide grounds for breaking the lease, unless they are ...
Starting a property management company4/18/2007
  Q: Mike - My wife and are looking into starting our own property management company and wanted to ask ...
  A: I'm not sure about the laws in Texas. Here in California, you must be a licensed real estate broker ...
problems associated with management of old residential property4/17/2007
  Q: Kindly assist me with the likely problems associated with the management of old residential property ...
  A: Unfortunately, your question is far too vague to deal with in a simple email. There are so many ...
LANDLORD RESPONSIBLITY4/16/2007
  Q: WHAT ARE MY RIGHTS AS TENANT TO RECOVER DAMAGES LOST IN AN APARTMENT FIRE?, THAT WAS CAUSED BY THE ...
  A: You will need to consult your lease for the details on that (there should be a provision relating to ...
no notice prior to electrified fence in complex4/12/2007
  Q: I live in a small apartment complex that has a small pond with koi fish in it. I just noticed today ...
  A: Yes, it's probably legal, and the management company probably had no requirement to notify anyone ...
roommate issues4/11/2007
  Q: I am not sure if I am asking the right person because currently there is no expert in the category I ...
  A: It would seem that your roommate has broken the lease by allowing her boyfriend to live there. One ...
owner occupied home with rental apartment4/10/2007
  Q: I have a home with an apartment that my parents lived in until they passed. I am thinking of renting ...
  A: Under current Federal tax codes, you can deduct any legitimate expenses that are attributable to the ...
property management insurance4/7/2007
  Q: I am shopping around for property management insurance Do you have any companies that i can get some ...
  A: Bill, You and I are in the same boat. Out of default, we had to use a local insurance brokerage to ...
STACHYBOTRYS " BLACK MOLD"4/5/2007
  Q: WE LIVE IN A RENTAL PROPERTY AROUND DEC.2006 WE NOTICED MOLD SENT OUR LANDLORD A LETTER ABOUT IT ...
  A: Shawn, If you intend to build a case against the landlord for mold issues, you will need to contact ...
property management4/3/2007
  Q: I have some property that I need to have working for me. I am considering property management ...
  A: You have a long road to go down! Not only do you need to know about property management....before ...
I live in SW FL and have been without AC for a week4/3/2007
  Q: I have been in a lease with the same Landlord for over a year now. Our AC has broken 3 times and ...
  A: Sounds like you may need to pose your question to a real estate attorney, because I'm not at all ...
landlord neglect4/2/2007
  Q: I am asking on behalf of someone that I work with. Her daughter's apartment is not livable. The ...
  A: Unfortunately, I'm in California so I don't know the structure of Florida's government. The city ...
Deposit3/31/2007
  Q: Mike, a friend of mine is in a strange situation. He found an apartment (in Houston,TX) that he ...
  A: I'm not sure about Texas, but here in California a Landlord can collect a fee for application ...
landlord - caretaker3/31/2007
  Q: I have rental property in California with 2 houses on the lot. My aunt lives in the rear house and ...
  A: In the situation you describe, your Aunt can probably act in that capacity for you since she's a ...
Working Phone Line?3/30/2007
  Q: I am a renter in California and am pretty sure that there is a clause stating that a landlord must ...
  A: You may be entitled to a reimbursement -- it depends on the terms of your lease and what the ...
Insurance for a property management company3/28/2007
  Q: I recently purchased a small (42 homes) property management business. The former owner did not have ...
  A: You absolutely should have liability insurance! Coverage should be a minimum of $1 million, and most ...
rental and mice3/27/2007
  Q: Heres a douzy. First of all I live in ga cobb county. A few weeks ago I a mouse in the house that ...
  A: I doubt you could use that situation to break your lease. You could try checking with a real estate ...
Manhattan sublet3/25/2007
  Q: I'm renting an apartment in Manhattan which I would like to sublet. What is the percentage that I ...
  A: I'm not familiar with NY state real estate laws, so I'm not sure I will be of much help. Out here in ...
property3/23/2007
  Q: Ive inherited a sum of money, and i wondering how to start making money from property investment? (i ...
  A: David, First, I'm in the US and not familiar with real estating investing in other countries. In ...
HOA dues paid by renter?3/22/2007
  Q: We rent a home in California. We have been here over a year. We had a lease and it has run out. Our ...
  A: If your lease soes not require that you pay the Association fees, you're probably not responsible ...
Too many problems, can I get out of my lease?3/15/2007
  Q: I have been renting my one bedroom condo at $875 a month for about three months now. My problems ...
  A: Jessica, Sounds to me like you should pose this question to a real estate lawyer, but I'll offer an ...
Charge for carpet stains?3/13/2007
  Q: They did treat the stains, but I think they were old, set it pet stains. There are also some bleach ...
  A: If you can prove that the tenant created the stains (in other words, the stains weren't there before ...
normal wear and tear /sec. dep return3/6/2007
  Q: my family and i lived in a brand new house for 4 years. There was a soot problem that began 2 years ...
  A: The landlord is normally entitled to recover for damages that are outside of normal wear. If the ...
Shutting My Power Off3/6/2007
  Q: I live in a condo with a HomeOwners Association by the name of Kappes Miller. The dues are past due, ...
  A: Your question is probably better answered by a Washington real estate attorney. However, my opinion ...
eviction no lease3/6/2007
  Q: I have a tenant that has been on an oral month to month lease, do you know if the eviction process ...
  A: My understanding (here in california) is that the eviction (Unlawful Detainer) process is pretty ...
slime management3/5/2007
  Q: I have been living in a condo for more then 20 years but lately the property management is very ...
  A: This is a common problem among homeowners associations. The best solution to this is to try and get ...
Beaking a Residential Lease3/1/2007
  Q: I recently leased a home and paid 6 months rent in advance. I moved out of state, broke the lease ...
  A: Julie, First, you wouldn't be entitled to a security deposit accounting within 14 days (actually, ...
getting out of lease2/28/2007
  Q: i signed a rental agreement on june 1st of last yr. i signed a 1 yr lease. in october/november i ...
  A: Unfortunately, your landlord is correct in that you are required to honor your lease commitment ...
Lease renewal2/12/2007
  Q: I have a tenant who pays on time and has been in our property for two years now. I sent the lease ...
  A: Depends on the reason you want the renewal in place. Remember that the same month-to-month tenancy ...
Property Damage who is liable?2/11/2007
  Q: I was active duty Navy and my home is located in Corpus Christi, Texas. I have been using the same ...
  A: Most likely, the previous tenant would be the primary responsible party since they were the ones ...
landlord showing property we lease2/8/2007
  Q: Can my landlord show the townhouse we live in while we are leasing it? I am in North carolina and ...
  A: They probably can, but usually the lease provides that the Landlord must give advance notice (except ...
rental and lease forms tenants1/31/2007
  Q: I am a recent home owner I inherited 4 tenants. (4 family)I would like to have them sign a lease ...
  A: Lease agreement forms can be found at most office supply stores, and you can also get them online by ...
break lease due to black mold1/28/2007
  Q: My husband and I have been in our rented apartment for the past 6 weeks. (winter months) We're ...
  A: I'm not sure how to answer your question. First, you may not have mold -- it may just be mildew, ...
lease1/27/2007
  Q: My lease ended on the 31st of Dec. I gave my apt. manager a notice back in June b/c I knew that I ...
  A: I probably don't have enough data to know whether or not you would owe that money. If you gave ...
SAFETY1/26/2007
  Q: If I do not feel safe in my apartment complex because of recent occurences and new tenants, is there ...
  A: I think you're probably going to ask that quaestion of an attorney. My inclination is to believe ...
Leak and mold1/24/2007
  Q: After many complains from my tenants, I just finished our contract with our property manager. Now ...
  A: I recommend that you put everything in writing to your tenant, rather than just using phone calls ...
House inspection1/24/2007
  Q: When you do a house inspection of your rental property, and you observe certain violations to the ...
  A: You don't need to use a formal inspection form, but of course that would provide an easy way to ...
Renters insurance1/24/2007
  Q: Do tenant needs renters insurance? If contract says "tenant shall obtain his own renter's ...
  A: If the contract requires that you obtain that insurance, and if you signed the contract, then yes -- ...
property inspections1/23/2007
  Q: If my tenants are in a month to month contract and I want them now to pay their garbage, do I need ...
  A: You can change a month-to-month lease by giving advance written notice (30 days is usually ...
property inspections1/23/2007
  Q: How often can I have a property inspection? Thank you
  A: Are you a landlord? If so, you can inspect your property as often as you wish -- although you should ...
Landlord selling property1/22/2007
  Q: I am a tenant. My landlord is selling her property. Whenever we ask for something to be done in the ...
  A: Normally, the lease will require advance notice requirements for visiting the property, except in ...
Predatory Car Towing1/19/2007
  Q: I live in an apt. complex. My car is to be towed in 3 days for not having a current inspection ...
  A: Jeremy, Unfortunately, the management company probably has a right to enforce the parking rules, ...
Tenant fees1/17/2007
  Q: Mr. Fortunato, Where can I find the laws regarding how much you can charge a tenant for, deposits, ...
  A: The lease is the governing document, and usually there is no limit on the amounts you can charge for ...
eviction problem1/16/2007
  Q: The tenant has not paid any rent for five months. I had an eviction procedure (changing the lock) ...
  A: Bill, Basically, you need an attorney to navigate through the rest of this process. The bankruptcy ...
Property Management Governing Board1/15/2007
  Q: I fired my property management company a month ago. They agreed to let me out of my contract due to ...
  A: The Department of real estate governs property management companies, so you can probably start there ...
APM position1/14/2007
  Q: I have 2 yrs RE sales/leasing exp with an active lic and 2 1/2 yrs handling many aspects of mngmnt ...
  A: Unfortunately, there's no right answer to your question, as property manager salaries vary greatly ...
increasing tenant's rent1/10/2007
  Q: Tenant has lived in apt. 3+ years. I need to increase rent. What percentage do I use in SC?
  A: There is no limit on the percentage of rent increase (unless you are in a rent control area). It's ...
Starting a Property Management Company1/10/2007
  Q: Good Morning, I was wondering if you could give me any websites or book titles for starting a ...
  A: Sorry, but I don't know of any particular sources of property management start-up information I ...
property mana1/6/2007
  Q: i like to rent my house out,but dont know do it my self or get property management do it,can u tell ...
  A: Jason, Sorry, but your question is probably too involved to go into detail in a simple email. There ...
Reqmnts for Renting Out Vacation Rentals1/4/2007
  Q: I live in CA. I own a vacation home in MX that I rent out for when I am not there. Do I need a ...
  A: In California, you do not need a real estate license to manage your own properties. However, to ...
Property Management & Lease12/28/2006
  Q: I recently signed a lease for a condo that was being managed by a property management company. ...
  A: It sounds to me like the property owner canceled their agreement with the property management ...
Desperate to get out of lease, please help!12/28/2006
  Q: I signed my lease Fri. Nov. 17,2006. I was told my dogs were fine, etc. On Nov. 30, a new Property ...
  A: Jamee, Your question is probably better answered by a real estate attorney. However, it would seem ...
Invalid Lease?12/27/2006
  Q: My husband and I signed a lease and have paid, first, last, deposit and 3 months rent on a house in ...
  A: Elona, I'm afraid you'll probably have to pose your question to a real estate attorney in Florida. ...
New Prop Mngmnt Co gives Termination Notice Addressed to Old Tenant Not on Latest Rental Agreement12/27/2006
  Q: A few months ago the Property Management Company has changed hands. The rent stayed the ...
  A: If you are on a term lease, which has a set expiration date for some time in the future, then they ...
Starting a property managment company12/26/2006
  Q: I am an agent (licensed in Arizona) with a real estate company. The company is undergoing ownership ...
  A: Tim, The arrangement you mentioned can probably be done, but there really isn't any template as to ...
Early Lease Termination12/26/2006
  Q: I am in a lease that does not end until July. I have had numerous complaints on my roomates and we ...
  A: Unfortunately, the problem is that the landlord can't be expected to suffer from the situation ...
Contract Termination12/19/2006
  Q: We own an apartment complex and have a management company taking care for us. Within the last year ...
  A: I think the answer depends on what your management agreement calls for. The management company may ...
entering property wihtout prior consent12/19/2006
  Q: i was wondering what the rules where for a property management individual to enter the house and ...
  A: You should probably start by checking your lease to see if there are any requirements for giving ...
Tenants utilities expenses to high.12/19/2006
  Q: I would like to know what could I do in this situation. I rent my duplex which includes their ...
  A: If both units are separately metered for utilities, you could simply structure your leases so that ...
Property Management Company12/19/2006
  Q: I am licensed CA real estate broker and I want start my own property management company here in CA. ...
  A: Tyler, If you are managing your family-owned properties, then a real estate license probably isn't ...
Terminating agreement with Prop Man Co.12/16/2006
  Q: My property management company does not return my calls and does not follow up properly. Examples: ...
  A: Dee, Your question is more legal in nature, thus probably best answered by an attorney. However, I ...
FEES ?12/15/2006
  Q: I am considering hireing a property manager for a property i own. The property is not near my home. ...
  A: Normally, the management fee (for the ongoing property management functions) is a percent of the ...
Property Manager without a license?12/15/2006
  Q: I'm trying to get out of a lease and looking at various options. One thing that has been suggested ...
  A: First of all, if a real estate attorney couldn't answer this, I'm not sure I have much of a shot! ...
Property Management Company bounced check12/13/2006
  Q: I wanted to know if I can immediately legally terminate my contract, without fines, with the ...
  A: Monica, I'm not an attorney, so my answer to your question would not constitute legal advice. ...
best organizational structure for family cottage?12/12/2006
  Q: My siblings and I own a family cabin which we recently started renting. It's in good condition but ...
  A: Unfortunately, I won't be of much help for your question because you really need to ask a real ...
Renting a Garage12/12/2006
  Q: Greetings! I rent an apartment in a house. Included with my apartment is a 1 car garage. At the ...
  A: In most cases, you would need to get your landlord's permission (usually, the rental agreement will ...
Bringing our unit up to code12/8/2006
  Q: We are renting two units. One is a house, and the other one is a studio attached to the house. Both ...
  A: First and foremost, everything should be in writing -- no exceptions! Verbal agreements are ...
property management11/30/2006
  Q: The state is Ohio, refering to 1st question.And what percent to the broker is average when the agent ...
  A: Unfortunately, I don't know a thing about Ohio real estate regulations, so you should check with the ...
Prop Mgmt - Personality Type11/30/2006
  Q: 1. What is the best path to take to become a Property Manager? 2. What would be the best path to ...
  A: 1. To become a property manager, you should first educate yourself in that field. You should take ...
PROPERTY MGMT IN CA.11/30/2006
  Q: both my wife and i just received our r.e. licenses...can we both manage properties at this point or ...
  A: If your licenses are at the real estate salesperson level, you can be a property manager, but you ...
Getting out of a lease11/29/2006
  Q: I signed a lease 11/21/06. I was told that the carpet in the master bedroom would be laid on that ...
  A: You will probably need to discuss this with an attorney, but if the Landlord is dilligent about ...
Druggie roomate11/28/2006
  Q: Well I have a bit of a problem. I live in Burnsville Minnesota. My cousin and I were on a lease for ...
  A: Jake, Unfortunately, it sounds to me like you need legal advice from an attorney on this matter. ...
Property management ohio11/27/2006
  Q: Fortunato, Concerning the fees of property management, what is the most typical percent of gross ...
  A: Pam, The management fees vary greatly from region to region, so I'm not sure what the going rate is ...
Tenant Eviction & Non-Payment of Fees11/25/2006
  Q: Mike, We have two separate problems. We have a unit where the tenant does not abide by the rules ...
  A: The association's relationship is with the property owners rather than their tenants, so any ...
Prop Mgmt - what does it take11/25/2006
  Q: 1. In your opinion, what is the most difficult aspect of being a Property Manager? 2. Do you ...
  A: 1. There is no one difficult aspect that comes to mind. Property management is comprised of many ...
property managment license11/22/2006
  Q: In reseaching the background of a California commercial property management firm I do business with ...
  A: Fictitious business names (sometimes multiple) are common. However, the company must be headed by a ...
Parking Fine Question11/22/2006
  Q: My landlady wants to fine me what the Condo Association fined her for when I violated the parking ...
  A: This is definitely a gray area.....by your own admission, you violated the terms of your lease. ...
Property managment11/20/2006
  Q: I also have a rental property in Lancaster, ca. Could you recommend a property managment company. ...
  A: Unfortunately, that is also outside the area that we service, and thus I do not know of any ...
Problems with Beneficiary11/19/2006
  Q: I am the trustee of a trust that my father set up to help provide for my brother (age 43) who is on ...
  A: Roger, I REALLY think you need to consult with an attorney on this, and unfortunately I won't be of ...
Handicapped Parking on Private Property11/19/2006
  Q: I am a property manager at an apartment complex and last week I parked my vehicle in one of our ...
  A: Rhonda, Unfortunately, the rules vary so much from area to area that I probably won't be of much ...
warehouse move11/18/2006
  Q: We are building a new warehouse. Should we move our pallet racks ? Or can we recoup most of the cost ...
  A: I do not believe that leaving the existing racks in place will add significantly to the sales price ...
Property Management Compensation11/17/2006
  Q: Could really use a professional's opinion. We are 5 siblings who are the beneficiaries of our ...
  A: Normally, a property management company is paid as a percent of the gross income, usually in the 3 ...
Disbursement of Late Fees11/13/2006
  Q: Could you tell us who keeps the late fees collected from tenants? Do property managers keep them or ...
  A: Emily, Sometimes property management companies have a provision in their agreement whereby they can ...
Seasonal FL Rental - Access for Sales Showings11/10/2006
  Q: Is it appropriate to make it a part of a lease agreement that with 24 hour notice, the tenant is to ...
  A: It's reasonable to try and insert such a provision in the lease. Whether the tenant agrees to it or ...
Renter wanted to terminate lease.11/10/2006
  Q: I recently signed a 10 months contract with a tenant. In the contract there is a statement stating ...
  A: You are correct in that he can't break the lease contract unless he has a valid reason (such as a ...
Starting a property mgmt co.11/9/2006
  Q: Mike, I am in the process of starting my own property management company in Illinois. I am starting ...
  A: Not sure about the laws in Illinois. Here in California, you do need a real estate brokers license ...
Townhouse, Florida11/9/2006
  Q: I am in Pompano Beach, FL living and owning a townhouse. The President of the Association is a ...
  A: The key document to look at is the CC&Rs for your developement, which should clearly state the ...
Landlord Lease Termination Requirements11/9/2006
  Q: My tenant is breaking a one year lease after only 6 months of renting. I understand I am required ...
  A: You can re-lease the property for a higher rate -- no problem with that. The previous tenant would ...
Vacation Rental Management11/9/2006
  Q: Mike do you know if it is necessary to be a realtor to manage short term vacation rentals in ...
  A: To manage real estate for others, you must be a licensed broker (or a real estate salesperson ...
Property Management Termination11/8/2006
  Q: I signed a year agreement with a local property mgmt co and have nothing but bad dealings with them ...
  A: I believe your question is more legal in nature and probably would be better directed to an ...
Security Deposit return11/6/2006
  Q: Can a landlord use all or part of the security deposit monies for rents owed in arrears?
  A: In most cases, yes. Normally a lease will provide that the landlord can apply a security deposit to ...
tennants wanting to improve property11/4/2006
  Q: We own a home that is being rented to a family. The husband is employed as a landscape designer, ...
  A: Karen, Getting the details in writing is a good first step. You should write them a formal approval ...
discusting trailer court11/4/2006
  Q: this space in the court is really bad to start with.my friends are in a coach that was recently red ...
  A: Notsure what advice I could give to help. My first inclination is to recommend that they relocate to ...
Property Manager, Continue or Terminate them?11/3/2006
  Q: I am interested to know your opinion about the following. Three months ago, we hired a PM. She ...
  A: If I try to read between the lines, I would guess that the PM company is being questioned on every ...
Discrepancy with move out date/deposit11/2/2006
  Q: I live in California. I gave my Apt Mgr a 30 notice on Sep 6th. As I approached my move out date I ...
  A: Your question is probably best answered by a real estate attorney, but my opinion would be that you ...
Property Mgmt. Co. - Keep them or Terminate them?10/30/2006
  Q: we have a duplex in Florida (which is out of state for us) and hired a PM shortly after our ...
  A: First, you have every right to demand an accounting of your money. Most companies provide that at ...
landlord/tenant rights10/30/2006
  Q: I'm renting a 3 bedroom house FOR R2500 per month with a 12 months lease in Grassy park-Cape town ...
  A: Sorry, but I do not know anything about real estate in South Africa. Here in the US in most states, ...
Landlord_tenant10/30/2006
  Q: We have moved to a new apartment about 2 months back. While signing the lease, landlord made us ...
  A: I'm a little foggy as to why you would need a separate move-in checklist from the one that you ...
Handicap parking sign10/29/2006
  Q: I own a 12 unit apartment building where one of my tenants is a VA vet on disability. He has asked ...
  A: If it were me, I'd install the sign and designate the space. If you don't, the guy could file a ...
property management10/26/2006
  Q: If you were going to rate property management companies, what would be the top five criteria you ...
  A: I would probably look at the following: 1. Experience in the business 2. Qualifications (making ...
Tenret's rights10/23/2006
  Q: A person rents an apartment that includes the garbage, water and gas; tenant is billed for ...
  A: The part I don't understand is what the cable bill has to do with garbage, water, and gas services. ...
Hiring painting contractors10/22/2006
  Q: How do property managers go about selecting painting contractors for residential properties? What ...
  A: You would simply send an RFP (request for proposal) to three local qualified painting companies, ...
Security deposit10/18/2006
  Q: I have recently moved out of a house where I had a 1000 deposit.I have talked to my landlord and she ...
  A: Normally, deductions can be made from a security deposits for repairs that are in excess of normal ...
Landlords Entering Premises Without Notice10/18/2006
  Q: For some time I've been hearing about a landlord entering the premises of the apartments they manage ...
  A: Sylvia, First thing I would do is to check the lease to see what it says regarding the requirement ...
Verbal Agreement in California10/18/2006
  Q: I rented a room from a friend in San Diego. Situations arose several times at the apartment, ...
  A: Verbal agreements can be enforceable (and for obvious reasons, it's not wise and you should instead ...
land contract10/17/2006
  Q: I purchased a home as a rental property 3 years ago; I paid $63,000, on a land contract with $3,000. ...
  A: Jeff, You would need to ask the land contract holder to see if he would accept a quit claim deed ...
terminatein property mangement comopanyt10/14/2006
  Q: I am very dissatisfied with my PM company that I hired. My scenario is as follows: The PM found a ...
  A: Dwayne, I guess the only advice I can give is to fire the PM company! If they breached your ...
Townhouse/Conco Rental10/13/2006
  Q: I'm an AE.COM person for Budget Travel. We are renting our townhouse here in the S.F. Bay area. ...
  A: Steve, I think you better run this by a real estate attorney who would be in a far better position ...
property management10/13/2006
  Q: I have signed up a property manager. Often they don't response to my request. I have a house in ...
  A: Looks like your question got cut off, but I think I have the gist of what you're asking. A lot will ...
Breaking and Entering w/out 24 Notification10/12/2006
  Q: My question to you is how do I go about finding out the owner’s name and address of my apartment ...
  A: You could try looking up the property address in real estate records at the country recorder's ...
Security deposit check containing waiver of legal rights10/10/2006
  Q: My husband and I terminated our 12-month lease on a house in Arizona early. The landlord sent us ...
  A: Kim, I'd love to tackle your question; however, it is legal in nature and really should be ...
Property Management Business10/9/2006
  Q: I am a property manager now for a large related management firm. I would like to start my own ...
  A: Tamara, I get this question a lot, but unfortunately I don't know of any start-up kit nor any ...
Renter becomming Property Manager for owner of house10/9/2006
  Q: I have been renting a room the master suite in a new home in murrieta ca, I actually have the whole ...
  A: Wish I could suggest something, but your situation is very unique and I'm not sure what you should ...
rent concession for noise problem?10/9/2006
  Q: We have gotten ourselves into a sticky situation and would appreciate your input. My husband and I ...
  A: Gail, Depending on the language in your lease, you probably aren't obligated to grant a rent ...
eviction problems with our tenants10/6/2006
  Q: Ohio landlord here for past 2 1/2 years..only one mobile home rental unit..a middle aged couple ...
  A: I'm not familiar with Ohio real estate law (nor am I an attorney), but if this same situation ...
commercial property management and lease up fees10/6/2006
  Q: One of my business partners has requested me to become the property manager of a soon to be built ...
  A: Normally, for the leasing commissions, brokers are paid a percentage based on the value of the ...
Becoming a property manager10/5/2006
  Q: When becoming a residential property manager, to rent out the properties for your clients, do you ...
  A: For property management services for outside clients in California, you must be working under a ...
property management10/5/2006
  Q: Can you please recommend a property management software? thanks
  A: We currently use an older version of Yardi Systems, and have found it to be acceptable. However, the ...
Finding The Right Management Company10/3/2006
  Q: My wife and I are going to be moving from Nashville in 2007 and we do not agree on what we should do ...
  A: Whether to keep real estate as a rental or sell it depends on the level of risk you are willing to ...
Evictions10/2/2006
  Q: Mike, First let me say what a great site this is and I am very fortunate to have come across it. I ...
  A: Paul, The most challenging aspects will be timely rent collection, and ensuring adequate vendor ...
Becoming a property manager10/2/2006
  Q: I am very interested in this career. However, no one hires were I live unless they have eperience. ...
  A: I'm not familiar with what a CAM license is (nothing like that in California as far as I know). ...
breached contract9/28/2006
  Q: Where do I start? A few months ago I signed on with a fast talking property management company to ...
  A: If the management company breached the WRITTEN agreement, and you can prove that, then you probably ...
Fee's upon breaking lease9/28/2006
  Q: A few months ago I got a new job and had to move to a new city. I rented a house and signed a one ...
  A: I've never heard of a "locating" fee, so I'm not sure if that charge is valid or not. However, you ...
Leasing Violations9/27/2006
  Q: I have recently signed a lease with a few of my college buddies nearby to the University of ...
  A: Unfortunately your question is more legal in nature, and since I'm not an attorney, I can't offer ...
Property Management Insurance9/27/2006
  Q: I am so glad to find your site. It has been so hard to find good information. I am a NV R/E ...
  A: Erica, Affordable insurance coverage (E & O and D & O) has been especially problematic in our ...
moving out9/26/2006
  Q: I would like to move out of the property that i currently rent before the end of my contract which ...
  A: The whole reason for signing a term contract is to obligate both you and the landlord for a period ...
Tax benefits and active property management9/25/2006
  Q: What are the requirements to be able claim the tax benefits of being an "active property manager" ...
  A: I'm not a tax accountant, but my understanding is that you must be in that profession (property ...
Fired by new Owner9/23/2006
  Q: I moved into my apartment on 2/1/06 for $1225.00 a month for a 3 bedroom apartment. In the month of ...
  A: Nancy, My first inclination is to believe that if the owner wants to evict you, he would have to do ...
New clients9/22/2006
  Q: Mr. Fortunato I have started a small property management company in CA last year and I only have 10 ...
  A: Maria, Unfortunately, I won't be of much help in this area since I don't know of any targeted ...
Start-Up9/21/2006
  Q: Mike, Your site is such a great find. I have my real estate license and just joined a real estate ...
  A: I'm not sure I understand your situation completely, but hopefully this will answer your questions. ...
Tennant broke lease9/21/2006
  Q: My Tennant signed a lease from Jan 2 2005 to Jan 2 Jan 2006, but he broke lease on Monday Sep 18, ...
  A: Mulan, Unfortunately, you're being introduced to the risky side of being a Landlord. The only thing ...
Property Mgmt. Co. Return of Security Deposit from Owner9/19/2006
  Q: My husband and I rented a house and had a one year lease with a property mgmt. co....it became a ...
  A: Ann, This question is probably better answered by an attorney, but my (no legal) advice would be to ...
Holding deposit9/15/2006
  Q: If a potential roommate gives me a deposit because he wants me to hold the room(s), then decides he ...
  A: Wayne, It all depends on whether you collected a NONREFUNDABLE deposit or not. If you didn't make ...
Property Management9/14/2006
  Q: I am currently starting a property management company in Osterville, MA (USA). In doing some ...
  A: Unfortunately, our management agreement is proprietary in nature and I can't send that out (there's ...
Homeowner Property Managements Responsibility9/12/2006
  Q: I just purchased a home in which the property management has just informed me that the landscaping ...
  A: The time frames are largely dictated by the laws in your state, and the procedures should be ...
Want to cancel my lease because lies...9/9/2006
  Q: ! I'm a Miami resident and I need your advice. In august I rented a Townhouse here in Miami, The ...
  A: I would recommend putting your concerns in writing to both the Landlord and the Association. You can ...
Additional Fees after Withheld Deposit9/8/2006
  Q: Please Help! My previous landlord sent me a bill instead of my deposit back. In addition to a ...
  A: Well, I guess the bad news is that the landlord is entitled to recover for costs to clean & make ...
manager harrassment9/6/2006
  Q: Are apartment managers allowed to have sex with tenants? What can I do about our property manager ...
  A: Angie, First thing that comes to mind is if your husband is at all receptive to that, maybe you ...
Property manager termination9/5/2006
  Q: After having my rental units for 12 years I recently signed on with a property manager. I lived in ...
  A: Pepper, Unfortunately, your question involves more legal issues than it does property management, ...
Property Manager responsibility9/4/2006
  Q: I've had a property manager manage my single family house in Puyallup, WA for the last couple of ...
  A: Tina, The answers to your questions are dependent upon what powers your property manager had under ...
renters rights with leaking roof9/1/2006
  Q: we live in florida in a two story quad style condo our roof has been leaking on the carpeted stairs ...
  A: Absolutely! An unrepaired roof leak is an invitation to further problems, and it certainly affects ...
Landlord/Tenant issues9/1/2006
  Q: I was wondering if you would be able to help me,i own my own home and i had rented two rooms out to ...
  A: And by the way -- I forgot to mention that you should probably change the locks on the property, ...
HOA Management8/31/2006
  Q: I own a property management company and currently manage rental properties (apts,houses & condos, ...
  A: With an HOA, your client is the Board of Directors for the Association, and your scope of services ...
Change of Rent Due Date8/28/2006
  Q: In order to change a tenant's due date from the 15th of the month to the 1st of the month with a ...
  A: Mary, I would recommend taking the monthly rent and just dividing it in half for a 2-week ...
emergency-getting out of an apt. lease8/27/2006
  Q: Please help me to find out how to get out of an apt. lease. My cousin lives in Colorado and is ...
  A: Cathy, The unfortunate truth is that there's likely no legal basis under which the lease can be ...
renting apartment for cash8/24/2006
  Q: I am considering renting an apartment in a four apartment building. The landlord is insisting that ...
  A: Alex, First, I'm not sure they can demand cash only, unless your lease specifically calls for that. ...
Starting a Property Management Company8/21/2006
  Q: Mr. Fortunato, Presently I work highly successful property management company with holdings all ...
  A: Philip, Yes, you need to be a licensed real estate broker to handle third party property management ...
BOD minutes8/21/2006
  Q: I work for a large self-managed HOA in Florida. The minutes of our monthly Board of Directors ...
  A: Trish, By posting the Minutes for all to see, that's pretty much the same thing as distributing ...
Business license requirements8/13/2006
  Q: My husband and I currently live in St Peters, MO, but are moving to Seattle, WA next month. We are ...
  A: That would depend on the city in which the property is located. Some municipalities require a ...
Lease Signed, Apartment Given Away8/13/2006
  Q: This past month, my friends and I stopped by an apartment complex in Southern California and paid ...
  A: Based on the information in your description, you should be entitled to either the return of your ...
California - Terminating my property management agreement8/13/2006
  Q: Over one year ago, I appointed a property management company the exclusive right to rent, lease, ...
  A: Peter, I'm not a lawyer, but it would seem that the validity of the management contract would be ...
getting sued for outrageous $3,0008/10/2006
  Q: My family moved in (one month less than) 3 years to a house that had only been lived in for a year. ...
  A: Move-out issues are always tough for the tenant if you didn't take pictures at both move-in and ...
Move out fees charged by apt8/9/2006
  Q: My father lived at an apt near SW potrland, oregon area for 3 years. he moved out aug 1 and now i ...
  A: Miriam, Normally, a Landlord can make deductions against a security deposit for damages that are ...
Our landlord broke numerous Penal Codes & Civil Codes PLEASE HELP!8/8/2006
  Q: PLEASE HELP! LANDLORD WNT AGAINST JUDGES COURT ORDER! My name is candy I am a 32 yr old mother of 3 ...
  A: Sorry about your situation, and I feel your pain, but your question requires an attorney not a ...
toilet overflowing8/8/2006
  Q: My father lives in an independent living for seniors. Since the first week of him living there he ...
  A: Stacy, The answer to your question hinges on the cause of the toilet overflowing. I'm wondering why ...
black mold issue8/6/2006
  Q: I have rented a home andhave been in it for two days and have noticed mold in the basement,standing ...
  A: Have you made the landlord aware of your discovery, and given them a reasonable amount of time to ...
landlord withholding security deposit with out reason.8/5/2006
  Q: I live in POrtland, Oregon. I rented a house with my husband (and 2 kids). In exchange for rent ...
  A: Emily, I'm not sure why you would even care about what "Tom" thinks about his property manager. If ...
crazy roomate8/4/2006
  Q: I have been living in a 2 bedroom 2 bath apartment with this very nice young lady. Well I thought ...
  A: If you're on the lease, then you have as much rights in that apartment as she does (including ...
Resident manager laid off nicely??8/4/2006
  Q: I'll try to make this as short as possible. I was offered a job as a resident manager with all the ...
  A: Elizabeth, I'm not sure of the grounds under which you were terminated, so I can't comment on ...
Florida rent increase8/2/2006
  Q: How often can a landlord change the rent? I have a client who signed a one year rental agreement. ...
  A: I'm not sure what the laws are in Florida (I'm in California), but if there's a one year lease in ...
Condo Assoc. and Maintenance Fee Coverage8/2/2006
  Q: I own a condo and pay a quarterly maintenance fee dues of $650. The lightbulb went out in front of ...
  A: First, you need to be sure it's the Association's responsibility, and to do that, you'll need to ...
Manager inspecting faults inside the home8/1/2006
  Q: My new Manager has replaced my kitchen floor with new tile and insists that I repair or buy a new ...
  A: Shari, If there is water leaking from your fridge onto the floor, then the manager probably has a ...
Verbal Agreement regarding security deposit7/31/2006
  Q: Myself along with 4 other people were renting a hosue in Southern california. At the end of our 12 ...
  A: Amanda, The disposition of your security deposit should have taken place back when the tenancy ...
Wanting out of 12 month lease7/29/2006
  Q: Mr. Fortunato, My wife and I recently had an opportunity to sign a 12 month lease for a condo near ...
  A: Joe, First thing I would do is start documenting all of these happenings, and i would include them ...
Landlord credit checks7/29/2006
  Q: Landlords now want you to show up with a copy of your credit report. How can I provide that without ...
  A: I'm not sure what you mean. If a credit reportr is required, they'll want to see the whole thing. ...
Want to start Property Managment7/27/2006
  Q: Need to know everything on how to start Property Managment. I am a Real Estate Agent branch manager ...
  A: Michael, There's WAY too much information to relay about starting any business, much less property ...
Subleasing/security deposit7/27/2006
  Q: We currently are under a residential lease in a home until June 2007. However we are being relocated ...
  A: It really does depend on the language of the lease. If it's completely silent on that issue, then it ...
Assuming Lease agreement7/27/2006
  Q: When purchasing a house that has a tenant, is it possible to start a new lease immediately or do you ...
  A: David, In most cases, you would need to assume the existing lease (as successor in interest for the ...
Property managment programs.7/27/2006
  Q: Mr. Fortunato, I was wondering if you could recommend a computer program that I could use to keep ...
  A: Andre, Our office uses a software product called Yardi Systems. Although we've used it for years, I ...
Occupancy Laws in Texas7/26/2006
  Q: My question is this... I work directly for a lady that owns an apartment complex and recently our ...
  A: Anne, I'm in California so not sure of Texas law. I believe you can charge more for a higher number ...
Contract between PM company and investor7/26/2006
  Q: After much research and preparation, I am launching a Property Management Company. I am missing the ...
  A: Every management company seems to have their own proprietary agreement, so there's really no one ...
Can a landlord discriminate Cats vs. Dogs ?7/26/2006
  Q: Other tenants have Cats and rabbits birds and fish, but she discourges me to get a dog. She has not ...
  A: Norma, It all depends on the language of your lease. If there are restrictions in the lease ...
injured in rental7/26/2006
  Q: I have asked my landlord many times over the past several months to spray for pests. He promises to ...
  A: Dinah, The success of such a lawsuit would probably depend on what is written in the lease (is the ...
Withholding rent7/26/2006
  Q: I own rental property in Las Vegas NV. I have tenants who decided to not to pay because I thier ...
  A: Jessie, Yes, they could sue you and may prevail, if they can prove you made those promises. Making ...
Carpet Replacement7/24/2006
  Q: I live in L.A. and heard that landlords are required to replace carpeting every 7 years, is that ...
  A: I am not aware of any requirement for Landlords to replace carpeting. The only possibility of that ...
RELIEF MANAGER DUTIES VS. RESIDENT MANAGER7/23/2006
  Q: WHAT AND HOW MUCH DOES A RELIEF MANAGER DO ..SAME AS REGULAR MANAGER OR WHERE ARE THE BOUNDARIES ...
  A: Jan, I'm not familiar with the term relief manager, except that it seems to indicate an interim ...
Is the property management company responsible for water damage in this situation?7/22/2006
  Q: I would like to know if the contract between landlord, myself, and Property Management Company holds ...
  A: Cindy, Some of your questions are legal in nature and since I'm not an attorney, understand that ...
Non-working phone-line in apartment7/21/2006
  Q: I just moved into my first apartment, and when I did, the phone lines were not working. I had no ...
  A: Michele, I'm not sure whether there's a legal requirement for a phone line (land line), especially ...
Lease Termination7/20/2006
  Q: I signed a one year lease and on Monday, I gave my written 30-day notice to the manager. They told ...
  A: Mikki, If I understand the situation correctly, if you signed a one year lease, then you are ...
Residential Properties Management Company7/19/2006
  Q: I would like to hire a residential property management company to help managing my condo in Redwood ...
  A: Pat, Wish I could help, but I do not know of anyone in that area. You could simply try the yellow ...
condo rental problems7/18/2006
  Q: I live in a town home condo. complex of 190 units and I am a HOA board member. My question is, can ...
  A: Jim, This is a common problem in condo associations. You tend to end up with lots of renters, who ...
special assessment on lawsuit7/18/2006
  Q: The builder of our townhome properties is being sued for improper installation of the roof and ...
  A: Boyd, Your options largely depend on what is called for in your CC&Rs. There should be a section on ...
Intrusion into apartment w/o prior notification7/17/2006
  Q: what are the laws/terms regarding the intrusion of maintenace personnel into an apartment without ...
  A: Scott, First thing I would do is check your lease, as it should contain language regarding Landlord ...
fees7/13/2006
  Q: What would be the range of property management fees for residential property? I am looking to lease ...
  A: Depending on the circumstances of the property (complexity, amount of rent, etc), anywhere from 8 to ...
denied rent7/12/2006
  Q: i was denied to rent an apartment after a credit check, they never even check my rental history with ...
  A: Misty, Yes, a landlord can legally deny your application based on the results of a credit report ...
Property management - kitchen remodel7/12/2006
  Q: I am a kitchen cabinet distributor. How should I approach property managers and sell my cabinets. ...
  A: Sorry, but I wouldn't be much help in advising you on marketing methods for your company. You would ...
get out of lease7/12/2006
  Q: My sister was supposed to move into her apartment on july 1. She went there and there was a gas ...
  A: Julia, Unfortunately, this is probably a legal issue more than anything else, so your question ...
terminate sublease7/9/2006
  Q: I am leasing a commercial space in Los Angeles, CA. and somebody is subleasing a space from me. It ...
  A: I just answered the other related question, but this one is a bit different. The only way to ...
subleasing7/9/2006
  Q: I am leasing a commercial space in Los Angeles, CA. I am letting somebody sublease a space in front ...
  A: Juliet, Well, that's a tough one, because it really does depend on the language of the lease. If it ...
bickering between tennants7/6/2006
  Q: I rent out both sides of a twin, I have new renters in both. One side workes at home and has been ...
  A: Eric, As the Landlord for both tenants, you probably have an obligation to provide both with quiet ...
property management7/4/2006
  Q: I would like to start a property management company in southern California and i just dont know ...
  A: Jon, First, you would need to be licensed (you would need a Broker's license because you'll be ...
Rent vs Lease7/4/2006
  Q: I am looking at buying a condo and the CCR's say I cannot lease any portion other than the entire ...
  A: Rebecca, The way you described that provision in the CC&R's, no, you would not be allowed to rent ...
Slumlord, problematic property owner;7/1/2006
  Q: Please, direct (us) tenant's of the rental building/property in question to help where change's can ...
  A: Jeff, I'm not sure I detected a question in everything that you wrote, but I certainly hope your ...
Association Dictation6/30/2006
  Q: How much can an association dictate before it starts to infringe on personal rights? I rent from a ...
  A: Christa, Associations are meant to act as an authority to enforce the provisions of CC&R's, in ...
Can a condo assoc. charge an owner a fine for basically anything they decide to?6/29/2006
  Q: When i moved into my condo there were NO pet restrictions. I bought a dog 1 1/2 yrs ago, then a ...
  A: Actually Margaret, I just re-read your question and discovered that this isn't a tenancy situation, ...
Management/Tenant issue6/27/2006
  Q: My mother has been living in the same apt. in TX for 20yrs. & now every time my 3 children go over ...
  A: I'm not familiar with real estate laws in texas, but here in California, the only way they could ...
Evicting a Tenant that has no rental contract6/27/2006
  Q: I am working for a lady who owns an apartment complex - she is 91 years old and the apt complex is ...
  A: Anne, Yes, you can absolutely evict tenants even if they have no written rental agreement. In the ...
can i recieve a deposit back6/27/2006
  Q: I filled out a rental application for an Apt. in a huge complex which was under repair. I submitted ...
  A: Terri, This is more of a legal question and I'm not an attorney, but I would be incline to suggest ...
All people living at rental property MUST sign lease?6/26/2006
  Q: I have been residing with my boyfriend for since 1/2001 in a home that he has been SOLEY leasing ...
  A: Char, Whether or not that is a state law is a question best answered by an attorney in your state. ...
Damage Collection6/22/2006
  Q: My mother and father have vacated a single family rental property in Arizona about 2 months ago. ...
  A: Jessica, 1. The Landlord could certainly try and recover for damages to the apartment, but in ...
lost everything6/19/2006
  Q: Ok here's the rundown. I live in phoenix az and was staying in an apartment with a friend who was ...
  A: William, Unfortunately, I'm not going to be of much help to you because your situation is legal in ...
Apartment management6/15/2006
  Q: In Japan where I live, there are many small partments, say 4 to 8 units per apartment building. ...
  A: Toshio, I'm not sure there's a name for that, but I am familiar with the concept. A company will ...
Breaking a lease6/14/2006
  Q: I would like to know how to get out of my lease. My lease will be up in Dec., however I don't feel ...
  A: Chantel, Unfortunately, I probably won't be of much help to you since your question is more legal ...
Property Management6/12/2006
  Q: I am an owner of 1 condo unit in a six unit building in Illinois. One of the owners rents out his ...
  A: You would need to consult your CC&R's on this issue. If there's a provision in there whereby using a ...
question6/9/2006
  Q: I just rented out a 2 bedroom apartment. When we moved in it was not in the best shape. Mold ...
  A: Angela, I'm not an attorney, so please understand that my response is only an eduacted opinion and ...
rental taxes6/9/2006
  Q: I have a rental house that has been rented close to a year now. My question is really about filling ...
  A: Tim, I guess the biggest benefit of filing taxes on your rental is that the IRS requires it! You ...
Help me please!6/8/2006
  Q: My name is Florence or Flo Ellison, I have recieved my certification to become a Property Manager ...
  A: Sorry Florence, but our company is in southern California, and unfortunately we're not hiring right ...
drug dealing renter6/5/2006
  Q: Our tenant is late on their rent. We called the ph#'s given and their phones had been disconnected. ...
  A: Dave, You should proceed immediately with what is called an "Unlawful Detainer Action". In other ...
eviction6/1/2006
  Q: In our lease there is a section stating there will be no animals of any kind on the premises. So in ...
  A: Jessica, I'm not sure I follow all this correctly, but with regards to your deposit, it must be ...
Evicting a Tenant5/31/2006
  Q: I have a tenant that is up to almost $1,700 in damages and has 6 more months to go. Carpet that was ...
  A: Barbara, Welcome to the darker side of owning rental properties! You wouldn't believe the stories I ...
Can I be evicted?5/28/2006
  Q: I have lived in my apt for 16 years, I pay a very low rents. I am sure that the owner would love ...
  A: Sounds like you have a rather unusual situation on your hands. In order to evict, there must be ...
Residential Property Management5/28/2006
  Q: I am looking to start a small property management company in So Cal, this year. I moved here from ...
  A: Property management is comprised of numerous tasks. Collecting the rent, paying the bills, producing ...
Property management5/25/2006
  Q: I am a license real estate broker(salesperson) in CA. 1. Can I start a management company using my ...
  A: Eddie, 1. Yes, would would need a broker's license to start a property management company. One of ...
The Lease On My Apartment5/24/2006
  Q: Hey, I signed a one year lease for this apartment, and my landlord is the type of person to try ...
  A: Sean, Unfortunately, it's unlikely that you will be able to terminate the lease early under those ...
condo association fees5/19/2006
  Q: What recourses do the condominium association has if a member is not paying their monthly fees. In ...
  A: David, Almost always, the CC&R's for the project will contain provisions available to the ...
PROPERTY MANAGEMENT COMPANY5/19/2006
  Q: I rent out a condo and have been using, unfortunately, a property manager. The tenant just renewed ...
  A: Mostly, it depends on what written agreement you have with the property management company. There ...
CPM Certification5/17/2006
  Q: How important is it to have the Certified Property Management certification? Is it required? What ...
  A: As someone who is nearing the completion of the CPM, I can tell you that I've asked that same ...
Rental Lease Agreement5/9/2006
  Q: My father is 86 years old and owns a brownstone with 3 rental apartments. My sister and I will ...
  A: If it's ok with your father, then you can definitely list all three names as lessor on your leases. ...
Interview question5/8/2006
  Q: The question is; how would I deal with potential renters viewing an apartment with decorating ...
  A: The first step would be to try and make the apartment look as nice as reasonably possible. It ...
Condo rules vs.lease rental agreement5/6/2006
  Q: We have a lease rental agreement which states that the owner has given OK for two small dogs. Today ...
  A: Canan, Your relationship is with your landlord (the condo owner), and in turn the condo owner will ...
showing prospective tenants5/3/2006
  Q: i infomed the current tenant on fri4/29 that i needed to show the inside of the home and would wed ...
  A: Denelle, Whether you gave proper notice largely depends on the terms of the lease. If the lease ...
Hot Water5/2/2006
  Q: I've been renting a back unit guest house for six months. When I first moved in I noticed my hot ...
  A: I'm not aware of what the legal definition for water water may be, but hot and warm are definitely ...
New Owner was selling condo conversion4/26/2006
  Q: I will try to be clear. Several months ago we were informed that our apartment had been sold and ...
  A: Jen, From a morality standpoint, they should probably abide by their word and let you out of the ...
Asked to leave!3/24/2006
  Q: our property management company informed us today that we need to vacate our condo for three full ...
  A: I think you probably would be better served to ask a local real estate attorney, since it depends on ...
CAM Property Manager3/18/2006
  Q: 2006. I have currently completed a CAM class through NAA, but won't probably receive my certificate ...
  A: Kathi, I don't know the terms of your compensation, but if you are truly underpaid, you have every ...
how to start up?3/6/2006
  Q: i am looking at starting a property management company in southern California and i just dont know ...
  A: You will need to be a licensed real estate broker (not just a salesperson license), so you would ...
Landlord won't make repairs and manager harasses us2/23/2006
  Q: After numerous requests to fix things (orally and in writing), if they still fail to do the job, can ...
  A: First and foremost, you are correct in that you probably should consult a real estate attorney on ...
California property management2/13/2006
  Q: Do you have to be licensed to be a property manager in California? If so how do I become licensed? ...
  A: If you are managing properties for others and are handling their funds (depositing the rents, paying ...
property management for a relative2/12/2006
  Q: My Brother in law has asked my wife and I if we would be interested in Helping him invest in a ...
  A: Scott, If your money will also be invested in the properties that are purchased, or if you're going ...
Starting a residential prop. management business2/10/2006
  Q: My husband and I own 4 rental properties and take care of renting them out along with the ...
  A: Elizabeth, There are so many aspects of starting a business, it's far too comprehensive for a ...
Boards1/27/2006
  Q: I have a question about condominium management. What happens if the Board resigns and no one runs to ...
  A: That's a great question! It's never happened to me before, so I'm not sure what would happen. ...
Repairs to be done by landlord12/19/2005
  Q: My name is Damary and, I have a question regarding repairs that the landlord has neglected to repair ...
  A: Damary, First thing I would do is go to the city and place a complaint to the code enforcement ...
gas and telephone costs: who pays what?12/16/2005
  Q: In August I purchased my first house to be rented out. The first tenant living there had to install ...
  A: Martina, Regarding the phone lines, quite frankly I've never heard of a home that didn't have phone ...
did not disclose health hazards12/4/2005
  Q: Your question was we rented a home here in Ohio,we have found out that it contains lead paint & ...
  A: Adam, Unfortunately, I'm not an attorney and can't advise you on legal remedies, and I don't know ...
renting10/30/2005
  Q: i'm renting a house, where the landlord made many promises to finalise the deal, which he said he ...
  A: Not sure what advice I can give....basically, you'll need to determine whether or not the living ...
Security solutions in residential high-rise buildings / apartment buildings10/19/2005
  Q: I'm looking for statisticks OR industry specialist estimate of access control, safety and security ...
  A: Sorry, but I do not have those statistics available to me. There are several trade organizations out ...
Getting out of a lease9/19/2005
  Q: i've recently moved into my first apartment in long island, ny, and have come to find that the ...
  A: It's difficult to break a lease when you've only been there for 2 months on a 2-year term. The ...
HOA9/8/2005
  Q: I reported a window leak in my condo 4 months ago. Over one month ago, our HOA manager had a ...
  A: Wow, that's quite a mess you have there. Some comments: 1. Withholding association fees is probably ...
Property Taxes9/7/2005
  Q: I don't even know if you can help me since we're from New Jersey...maybe you can direct me to ...
  A: That's a good way to get comps (through s Realtor) without having to pay for an appraisal. Even ...
property management8/24/2005
  Q: I had a property manager who was taking care of one of my rental properties in a small town outside ...
  A: I can only speak for California, so Georgia is likely to be different. First thing that comes to ...
Homeowners assoc vs property management7/20/2005
  Q: I am a Board member of a Condo Home Owner's Assoc. It has become apparent to me that over the ...
  A: Allen, I suppose you should pose your question to an attorney, but I'll certainly offer my opinion. ...
Tenant's responsibilities7/13/2005
  Q: Mike, I have been renting a home for going on 4 yrs. We could be refered to as long term renters. ...
  A: You should first check your lease to see if they can show the house at will -- usually there's some ...
Lease7/8/2005
  Q: Hey, i was woundering.. my Aunt is the manager for a low-income apartments buildings.. well she told ...
  A: If a tenant signs a one-year lease, they are responsible for making the payments for the entire ...
maintenance of AC unit in an apartment7/7/2005
  Q: I have been living in the same apartment in Tempe, AZ for 5 years. My unit is 755 sq ft and on the ...
  A: First, I agree that your electric bills are outrageous! I live in the inland section of southern ...
Renting a condo6/25/2005
  Q: I'm thinking of renting my condominium in Massachusetts starting Aug. 1st. I'm not much of a details ...
  A: Screening your tenants is probably the best thing you can do to try and avoid problems down the ...
don't know your neighbor?5/31/2005
  Q: I live in a community of townhouses with an association. When someone buys a unit, the association ...
  A: Without being able to review the CC&R's, it's hard to determine whether or not the Association has ...
Roommate witholding share of rent5/23/2005
  Q: Here's the situation: One of my roommates refuses to pay rent. We sublet our house from a former ...
  A: William, I really wish I could help you with this, but it's a bit of a mess so you'd be better ...
i'm being cornered to pay more rent due to mold4/27/2005
  Q: I currently resided in an apartment in Newport Beach, CA for the last two years and have never had a ...
  A: First, congrats on living in Newport Beach. I love that area and would like to live there myself ...
rent from a past month4/16/2005
  Q: My landlord told me after 18 months that I underpay my first month, so I need to pay the difference ...
  A: Whether or not you should pay depends on whether or not you owe! Based on the info in your question, ...
max occ4/13/2005
  Q: I have a rental question. I live in Quincy California. I want to rent a two bedroom house. I have my ...
  A: In some cities and towns, there are actual municipal codes or zoning regulations that require a ...
Residential rent index4/5/2005
  Q: What's a good rent index to determine rent prices in Pasadena, Los Angeles? Are there any ...
  A: There are no government indexes that I know of which lists average rental rates. The Consumer Price ...
tenant issues3/24/2005
  Q: I am coming to the end of a one-year lease in a house. My fiance and I are on the lease, but not ...
  A: Well, this is confusing to me too! But based on my understanding of the situation with the info you ...
I asked a question before but I am afraid my email address is not right2/24/2005
  Q: First I want to apologize. I haven't realized that my email address doesn't work right until now. I ...
  A: First, I should advise you that I am not an attorney, and your question is more of a legal matter ...
My bike was damaged in public area in apartment2/16/2005
  Q: I live in an apartment managed by some property managerment company. One day, 2 people who live in ...
  A: First, I should advise you that I am not an attorney, and your question is more of a legal matter ...
Rent Increase10/15/2003
  Q: I just got the news my rent will increase almost 40% in two weeks! When I moved in, it was at a ...
  A: I'm not familiar with Florida law, but here in California (and most states), the ability to increase ...
conflict with tenants8/25/2003
  Q: Need your help! We own a condo in the city. We rent it to a smoker, no job, no cred. He said he is ...
  A: Ginger, You may want to pose that question to a real estate attorney, but based on what you wrote, ...
Who is responsible for actions of rentors8/15/2003
  Q: I own property that adjoins rental property that is owned by another person. I have a problem with ...
  A: This question is probably better suited for a lawyer -- but in general terms, I would say you may ...

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Mike Fortunato

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Very familiar with all aspects of property management (tenant/landlord issues, lease administration, facilities maintenance, financials, etc). 25+ years in property management

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I have been in real estate management for 25+ years, both residential and commercial properties. Currently own and operate a commercial and residential real estate management company in southern California.

Organizations
IREM; BOMA; MLS; National Association of Realtors; California Association of Realtors

Education/Credentials
CPM (Certified Property Manager) and RPA (Real Property Administrator)

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