| Subject | Date Asked |
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| standard property management contract | 10/17/2009 |
Q: i have been keeping an eye on my grandmothers small apt. building in harbor city ca. i i have been ...
A: Terms of the contract will dictate what is and is not acceptable behavior by the management company. ...
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| tenants threaten and scream at the manager | 10/13/2009 |
Q: I just started as residen manager in a complex of 88 tenants. I have managed other complexes for 25 ...
A: I've been in this business for over 25 years, I have been called about everything you can imagine. ...
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| Property Mgr Who Collects late fees | 9/26/2009 |
Q: I own a residential rental property. The property manager doesn't seem very interested in ensuring ...
A: I too would be upset with a tenant who was 45 days in arrears. I have a system of rent collection ...
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| Property management company is withholding rent | 9/24/2009 |
Q: we've got a property management company that is currently withholding rent. What options do we have? ...
A: It depends on what the contract states. I sometimes withhold rent if there are outstanding invoices ...
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| property management | 9/23/2009 |
Q: I live in New York City, and I'm trying to break into the property management field, but I have no ...
A: hook up with organizations like IREM http://www.irem.org/ and take some specialized training; that ...
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| eviction and being sued | 9/22/2009 |
Q: my rent was due sept. 8th. September was the last month of my lease. I was already looking for a ...
A: I am sorry for your situation, however they are correct that they can go after the cosigner. These ...
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| renter limit in my condo community | 9/17/2009 |
Q: I'm on the board of my HOA for my condo community. Currently we are over the renter vs. owner ...
A: I am sorry for your dilemma, however at this time we are seeing many HOA's amending the rules to ...
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| basic business license to rent out your own house? | 9/11/2009 |
Q: I read that in some states, a basic business license is required if you intend to rent out your own ...
A: Business licenses are not generally provided by the state. They are often required by municipalities ...
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| PM termination letter/form | 9/8/2009 |
Q: I am terminating our PM and I need to send a letter within the next week. I need to know if there's ...
A: Don't try to write like an attorney. The important things you mentioned can all be spelled out in a ...
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| No running water at our rental | 7/23/2009 |
Q: we are in our third month renting a home, in which we signed a year lease for, with a property ...
A: I'm sorry I didn't get to this sooner. I never got the first email about your question. The ...
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| HOA rights regarding tenants/rental properties | 7/22/2009 |
Q: Other than imposing fines on a property owner for infractions of HOA Rules and Regulations by their ...
A: The Police, if they are parking illegally or they are disturbing the peace, then the police will ...
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| Reasons for a Request From Landlord | 7/15/2009 |
Q: I rent a house in GA. My lease is up on August. Landlord said he would send out another lease for ...
A: Yes, it is very common for landlords to keep copies of rent checks; perhaps he deposited it before ...
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| renting an apartment | 7/14/2009 |
Q: How are you? I would first like to thank you for taking the time out to answer my question. Okay. I ...
A: I would expect some delays as there was a holiday in that period of time, but dragging out approval ...
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| Breaking a lease before it starts | 7/6/2009 |
Q: My daughter rents an apartment and her current lease ends in July and she has signed a lease to ...
A: I did not find anything at the AG's office of Minnesota stating you can cancel without penalty. ...
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| Foreclosure on a home with a property manager | 6/22/2009 |
Q: We have experienced a few foreclosures during the last few months. We do not know if we should ...
A: Unfortunately this is something we are seeing more and more of. Our contract states that we are not ...
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| Poor credit check | 6/16/2009 |
Q: Can I sue my management company for doing a poor credit check and getting an unsuitable renter in my ...
A: You can sue practically anyone for anything, the question is; will it stick? Unfortunately not ...
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| Saving old lease documents | 6/15/2009 |
Q: How long do I need to keep the lease document after a renter has moved out(security deposit ...
A: That depends on the laws of the state you are in. The rules in Missouri and Kansas are defined by ...
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| deceased tenant's property | 6/14/2009 |
Q: Our tenant died, no will was found by next of kin. They have left furniture in unit and car (with ...
A: you will likely need to file for eviction to regain possession of the unit. If you let sibling A ...
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| new property ownership | 6/3/2009 |
Q: My apartment complex apparently isn't doing well financially and the rumor is that they are selling. ...
A: Leases transfer with ownership, the sale of the property will not affect your lease at all. However; ...
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| 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: Most management companies have a written system of requirements, it is very hard to deviate from ...
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| Terminating Property Management Service | 4/29/2009 |
Q: I sent a certified mail to my PM company to terminate their service as stated in the agreement, but ...
A: I'm assuming they are not returning your calls. I would contact the governing authority in that ...
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| property mgmt | 4/21/2009 |
Q: I was asked by my property manager to update my profile by providing names of my mortgage lenders, ...
A: I had to read this one a few times to figure it out. I gather that you live in a condo, and the HOA ...
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| advance rent | 4/20/2009 |
Q: A tenant in Florida paid the whole years rent in advance. Can I use this money now?
A: As I read the Florida statute I believe you may not be allowed to spend that money until such time ...
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| Breakin in my apartment | 4/6/2009 |
Q: Last week somebody breakin to my apartment at 5 AM in morning.Frontdesk people of leasing agency ...
A: It is difficult for me to have a set answer for your question, as I do not know the details of the ...
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| Deceased property owner | 3/28/2009 |
Q: My father who has been deceased for 6 years now has property in louisiana that is still in his name ...
A: Most likely; unless there was a will or other form of conveyance, that left the property to you, you ...
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| Property Management Start Up | 3/27/2009 |
Q: I will be starting a property management company that will assist banks with REO property, ...
A: The first thing is to find out what the requirements are in the state you are in. Each state ...
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| Prop. Management dispute. | 3/25/2009 |
Q: If I have credible evidence that my property manager is not acting in my best interest, can I ...
A: Laws vary by state, WA is not one I have worked in; however in most states the lease is with the ...
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| Deposit Refund | 3/21/2009 |
Q: I would like to receive all of my $3000 rental deposit refunded as I plan to move this year. After ...
A: Remove everything, clean everything, repair everything and photograph everything. If you took ...
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| Property Management Agreement | 3/19/2009 |
Q: I have a question on property management agreement, between the owner and the management company. ...
A: This seems odd to me, I understand them wanting to CYA with the tenants since they collected some of ...
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| advertising rental on behalf of landlord | 3/16/2009 |
Q: My friend has a dispute with her landlord regarding whether she was on a mont-to-month basis or had ...
A: That is entirely up to the landlord, and here's the catch. Advertising a rental property is a tricky ...
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| Tenant damages | 3/6/2009 |
Q: Who is responsible for tenant's pet damage to carpeting when the hired property manager rents under ...
A: I would definitely pursue the tenant for the cost of damages. I would seek a judgement against them. ...
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| Property Management Co going out of business | 3/5/2009 |
Q: I signed with a property management co. in Kona, Hawaii the end of October of last year for our ...
A: I would start with contacting the agency that governs agents activities in Hawaii, that should be ...
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| property manager | 2/24/2009 |
Q: Friends of mine hired a property manager from Craigslist. Probably their first mistake. After 12 ...
A: That depends on what state they are in. Not all states require property managers to be licensed. I'm ...
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| Constructed eviction | 1/21/2009 |
Q: I signed into a one year lease for a house near my college campus. Upon meeting the landlord, he ...
A: Your situation is certainly less than ideal; however, what you are considering is not constructed ...
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| Business Venture | 1/12/2009 |
Q: I live in NY and am starting my own property management company. I will be the only employee and ...
A: Active Rain is awesome, I can post a blog and using certain keywords have top Google page ranking ...
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| Business Venture | 1/11/2009 |
Q: I live in NY and am starting my own property management company. I will be the only employee and ...
A: The first part of your question should be answered by your CPA. I chose an LLC for the simplicity of ...
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| work for rent | 12/14/2008 |
Q: I have a property that I need to rehab. this summer I had a contractor doing work on another ...
A: Mistake number one: Never trade work for rent or deposit! 1. In most cases they could file a lien ...
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| Real Estate | 12/8/2008 |
Q: Where can I find a management agreement between a management company and Condo Board Managers for a ...
A: Here is a sample management agreement from my website. However; agreements need to be modified to ...
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| renting equipment | 8/4/2008 |
Q: I'm taking a stab in the dark here. I want to rent my bakery. I've figured out the square foot rate ...
A: possibly you could base it on the depreciation value allowed by the IRS. Ultimately it will come ...
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| Building management | 6/13/2008 |
Q: I would like to know if there is a residential building with 100+ unit, how does the management ...
A: Generally in a property of that size they would have an on-site manager who would be paid for their ...
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| renting from property manager | 6/6/2008 |
Q: We are moving to Sacramento, CA and are struggling with finding the right home to rent. We may have ...
A: I rather doubt they will negotiate the lease to your provisions. You could contact the BBB and the ...
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| Property Management Company | 5/28/2008 |
Q: I live in Central Oregon. There isn't a property I have found that isn't handled by property ...
A: Try to contact the previous management company and see if they will tell you what is going on. While ...
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| landlord declaring bankruptcy on my rental | 5/27/2008 |
Q: I received several letters from my landlords mortgage company stating the mortgage has not been paid ...
A: Unfortunately this is very common lately. We have had many tenants come to us because they were ...
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| Management Responsibility | 5/24/2008 |
Q: I hired a PM to evict my tenant for constant late payment. Which the PM did. The old tenant came ...
A: What you can hold the PM accountable for will be decided by the management agreement and perhaps a ...
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| management agreements | 5/21/2008 |
Q: Do you have a good agreement between owner and management company available for me to use? Also, ...
A: I started out with a form that I purchased from the Institute of Real Estate Management several ...
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| Termination of Property Manager Agreement | 5/11/2008 |
Q: I live in California, and I signed a contract with a property manager for my Vallejo Home, for one ...
A: I am sorry for the delay, we have recently moved our offices and it made it difficult to keep up. ...
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| Renters/Above ground pool | 5/6/2008 |
Q: I have a house that I rent out in Tennessee. (I live in DC) My renters recently informed me that ...
A: From the US CDC. In 2004, there were 3,308 unintentional fatal drownings in the United States, ...
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| Property Management Unfairly Charging | 5/4/2008 |
Q: I live in a subdivision where the home-owners association has outsourced/contracted out the ...
A: First of all it is not discrimination, it may be harassment or overcharging for services. I would ...
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| Quick Question regarding Condo Rules | 5/1/2008 |
Q: Mike, I am a property manager in the new York tri- state area. I am having a very difficult time ...
A: I'm not sure how doing anything to the staircase would decrease the sound. It sounds more like the ...
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| Property Management Unfairly Charging | 4/30/2008 |
Q: I live in a subdivision where the home-owners association has outsourced/contracted out the ...
A: You are not alone, I found several references to this company at http://www.ripoffreport.com , ...
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| annoying tenant | 4/29/2008 |
Q: I own a dwelling - cottage 2 bedroom which we have been renting to a woman and child for aprox just ...
A: Evict her and or hire a property manager, some people are simply not cut out for this. You must not ...
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| Setting up LLC for real estate investing | 4/28/2008 |
Q: my name is Dion. I'm very much interested in starting my own real estate investing company. I've ...
A: In most cases the you will have a mortgage on the real estate, not a business loan for real estate. ...
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| Tenant Harassment | 4/20/2008 |
Q: I moved into a home in January and rented it from a property manager who was eventually let go one ...
A: I am not an attorney. If you need legal advice you should consult an attorney. However; by calling ...
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| stepped up basis | 4/10/2008 |
Q: I have been part of a general partnership that owns a piece of rental property. I have recently ...
A: vee, I assume you mean will there be an increase in the property tax basis based on the current ...
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| termination of property management agreement | 2/28/2008 |
Q: I have a duplex in Florida that has been managed by a property management agency for eight years. ...
A: Most agreements have a buy out, or termination fee. A clause which tells you what you must pay if ...
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| pet agreement | 2/24/2008 |
Q: I would like to know how much landlords charge for pet fee each month usually, and how much is the ...
A: That depends entirely on the property type and the owners requirements. In most cases we require ...
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| Cancel Property management agreement | 2/21/2008 |
Q: I have been having issues with the owner of the property for some time now and i would like to ...
A: I would notify the tenant that as of XX/XX/2008 Eric Property Management is no longer managing your ...
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| Cancel Property management agreement | 2/20/2008 |
Q: I have been having issues with the owner of the property for some time now and i would like to ...
A: Our management agreement allows us to terminate on our terms. We often find this is necessary, ...
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| management degree vs course | 2/19/2008 |
Q: I am going to buy a rental property and my wife is going to manage the property. We are in a ...
A: #1 this is not a charity this is a business. You cannot ever become involved with your tenants ...
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| is it worth it | 2/14/2008 |
Q: Is 9% for medium family dwelling acceptable? What services would that include? I have another ...
A: When we were getting started we often negotiated our fees. Now we know that we are worth every bit ...
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| difficulty finding tenant | 2/12/2008 |
Q: I live in Georgia (I understand you have the experiences in MO and KS, but I just would like your ...
A: First of all; you should know that to say you will not accept section-8 may be a violation of the ...
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| damages or normal wear and tear? | 2/9/2008 |
Q: I own a duplex. My husband and I live downstairs and rent the upstairs. We refinished the bathroom ...
A: I think the tenant could argue that they did not cause that. I would install a vent fan and tie it ...
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| What info am I entitled to as an owner? | 2/9/2008 |
Q: We own a townhome in Florida and after being unable to sell it when a new job moved us to another ...
A: Utilities: we generally give the tenants 5 days to transfer the utilities. on the sixth day we will ...
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| Utility Responsibility on Rented Mobile Home Lot | 2/7/2008 |
Q: I hope this question reaches into your knowledge bank! My mother-in-law lives in a mobile home park ...
A: That depends entirely on what is stated in her lease agreement. Read the lease, if the lease is ...
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| terminating property management | 2/5/2008 |
Q: After 1 year, we have notified our management company that we are terminating our contract with ...
A: That may depend on what state they are in. However, typically the PM should return them to you. ...
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| Landlord filed Bankruptcy | 2/4/2008 |
Q: My property manager informed me by US Mail letter (not certified) that the property owner was filing ...
A: A letter from the landlord stating that they are filing bankruptcy does not negate your lease. If ...
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| Property Management | 2/2/2008 |
Q: Can a property manager hold a security deposit and then expect a person to get it reissued after 7 ...
A: 1. I do not understand the security deposit question. 2. Yes, the PM has no requirement to give you ...
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| Property Investment | 1/31/2008 |
Q: I am looking for some insight as to how a foreign person can buy property in the U.S. I have a ...
A: My first thought is that you are being scammed by some e-mail hoax telling you they have huge sums ...
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| House | 1/29/2008 |
Q: I am purchasing an 8 bedroom house in which i would be living in. I would like to rent the 7 other ...
A: I have been approached with the opportunity to manage similar situations and I declined. Way too ...
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| rental | 1/27/2008 |
Q: I live in tennessee and I have a small office building 5000 sq ft, one level.....half offices and ...
A: I would need a great deal more information but I will provide a link to an article I wrote on that ...
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| Excessive entry by Real Estate Agents | 1/26/2008 |
Q: My family and I have been renting a condo from an individual for over a year. We are in a month to ...
A: Keeping in mind: 1. I am not a lawyer 2. My expertise is largely confined to Missouri and Kansas. ...
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| Law or limit for lease renewal | 1/24/2008 |
Q: I have been told by several property managers that lease amount at time of renewal can only be up to ...
A: Some municipalities like New York, and other more liberal leaning communities have seen fit to ...
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| Residential Property Management | 1/23/2008 |
Q: I work at a property management company that mainly deals with single family residences and ...
A: If you plan to stay with single family management one of the best sources for education is the ...
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| Property Management | 1/22/2008 |
Q: I am a long distances property owner, I've hired a property manager to manage three of my homes. My ...
A: You shouldn't be doing any of the above. The property manager you hired should be taking care of ...
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| What to do when rental property goes to foreclosure (tenant) | 1/21/2008 |
Q: I received a paper from a law firm today stating that they had been charged with collecting on my ...
A: I cannot tell you to break your lease, or not pay your rent. Too much liability there. The lender is ...
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| What to do when rental property goes to foreclosure (tenant) | 1/19/2008 |
Q: I received a paper from a law firm today stating that they had been charged with collecting on my ...
A: Yes, start looking for a place today. I see this happen frequently, eventually the bank will be ...
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| invalid lease and monthly charges | 1/18/2008 |
Q: My apt management is conducting a file audit and they have found that my lease was not renewed. they ...
A: This whole thing sounds like someone made a big mistake and now they are trying to play catch up. I ...
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| 1099s | 1/15/2008 |
Q: I've have a new residential property management firm and I'm wondering about 1099s. As a property ...
A: Sorry for the delay, My bookkeeper, takes care of all that. But you should really consult a tax pro ...
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| Qustions on Real Estate | 1/10/2008 |
Q: I am just getting started on taking coures in real-estate and real-estate investing. I am looking ...
A: In the early 90's there were a bunch of "Gurus" selling programs, tapes and books about no money ...
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| satellite dish | 1/8/2008 |
Q: I leased my first apartment and was looking into getting a dish. when I asked the land lord if it ...
A: The FCC (Federal Communications Commission) has addressed this issue and ruled on it. n 1996, the ...
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| Credit worthiness for home rental | 1/7/2008 |
Q: My roommate and I are looking to rent a Home/Townhome. I believe I have bad credit and don't think ...
A: Each property management firm or apartment complex should generally have a written set of guidelines ...
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| Public Health | 1/4/2008 |
Q: Mr Edsall - I'm originially from California now living in Maryland. In Los Angeles it is mandatory ...
A: I am not in MD, I am in Missouri. However, that is a rather unusual law. I would not expect that to ...
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| Property Management Co. notdoing inspections | 1/2/2008 |
Q: I enlisted the help of a property management company to lease my home. They never sent me ...
A: That largely depends on what your management agreement states and what the tenants lease states. The ...
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