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Tenants removed for causing too much damage, what would you do?

Discussion in 'Repairs & Maintenance' started by SK Investments, 8th Jun, 2016.

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  1. SK Investments

    SK Investments Well-Known Member

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    At what point would you replace tenants that cause excessive damage?

    I'm currently renovating one of my properties and noticed that the people across the road were moving out. The owner of the property popped over to say G'day, and I ended up with a days work.

    Turns out that he'd kicked the tenants out for causing too much damage, they were still paying the rent on time.
    The place was newly renovated when they moved in a few years ago.

    It made me wonder, would you keep a tenant in if the rent is still being paid but they are a little destructive?
    If you decide to replace the tenants you have to repair all of the damage, have the property vacant for a while and run the risk of it all happening again.

    In this case all the venetian blinds and carpet needed replacing, cupboard doors fixed, rear door was forced and jamb broken, ceiling fan blades bent, smashed window, smashed oven door & front, broken letterbox, truck load of rubbish left, big clean up plus other various maintenance to get back up to scratch.

    Now obviously the bond and insurance would cover some things but not all. Would you consider the financial benefit of keeping the tenants in? If they're there for another 5 years paying rent, you're getting more life out of your already damaged items right?

    At what point would you make the decision to replace tenants like this?
     
  2. Bran

    Bran Well-Known Member

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    Having been in this guys shoes, immediately!
     
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  3. Gockie

    Gockie I'm an ISTP-A female, so I might be a bit quirky! Premium Member

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    ? No regular condition reports?
     
  4. SK Investments

    SK Investments Well-Known Member

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    In this case the PM was slack also. 8 mths between inspections.
     
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  5. datto

    datto Well-Known Member

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    I'd kick them out well before this point is reached:


    [​IMG]



    A landlord has got to get inspection reports on a regular basis.

    Any malicious damage......"out you go". No second chances.
     
  6. Propertunity

    Propertunity Exclusive Real Estate Buyers Agent Business Member

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    Of course NOT! Are you insane? :rolleyes:
     
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  7. JacM

    JacM VIC Buyer's Agent Business Member

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    No you'd need to take action immediately as the others have suggested. Your insurer will not back you if you knew there was already damage and allowed the situation to continue.
     
    Last edited: 9th Jun, 2016
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  8. Xenia

    Xenia Adelaide Property Manager Business Member

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    The best way would be to breach them for non compliance and terminate the lease by tribunal order.

    Your concerns about vacancies and keeping someone paying the rent are valid and I agree with you, vacancies are expensive.

    If you terminate the lease by tribunal order you can claim lease break and vacancy costs which will reduce the vacancies. This is better than just not renewing a lease which will defiantly cause vacancies and costs that you would just have to wear.
     
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  9. Xenia

    Xenia Adelaide Property Manager Business Member

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    No he isn't
    His concerns are genuine and very common for a property owner.
     
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  10. Propertunity

    Propertunity Exclusive Real Estate Buyers Agent Business Member

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    I cannot fathom why anyone would even remotely entertain the idea that you'd leave a rent paying tenant in a property that they are damaging - at a likely greater rate and cost than the rent being paid. But that's probably why I stay away from property management.
     
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  11. skuzy

    skuzy Well-Known Member

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    what is considered 'regular' in terms of inspections by the PM? eg every 3 months?
     
  12. SK Investments

    SK Investments Well-Known Member

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    Far from it. It Isn't my property, I keep a very close eye on my property managers. The situation just got me thinking.

    Good points, thanks.
     
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  13. SK Investments

    SK Investments Well-Known Member

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    Some PMs do every 3 Months others every 4 months to keep an inspection up their sleeve. 6 months is too long in my opinion.
     
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  14. skuzy

    skuzy Well-Known Member

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    thanks heaps mate for your input
     
  15. Azazel

    Azazel Well-Known Member

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    A little destructive?
    Not so much, get them out at the first opportunity.
     
  16. Terry_w

    Terry_w Solicitor, Finance Broker, CTA Business Member

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    I would get them out asap, sue them for the damage and report them to the police for criminal damage to property.
     
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  17. SK Investments

    SK Investments Well-Known Member

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    After 2 months this property is still vacant and the owner had let his landlord Insurance lapse.
    After having seen the condition of the property, I must say I believe that a change in PM may have been the better option to begin with.
     
  18. JacM

    JacM VIC Buyer's Agent Business Member

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    Where is this property located? (Perhaps someone can suggest a god PM in the area).
     
  19. SK Investments

    SK Investments Well-Known Member

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    It's in Logan area. I've suggested a few but believe the owner is waiting before changing. The timing is bad also, there being increased stock on the market at the moment.
     
  20. Biz

    Biz Well-Known Member

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    Depends on the condition of the property. I had one where the tenant was a dirty biatch, not maintaining the property and doing a bit of damage but I left her in because the property needed a complete overhaul anyway. Just kicked the can down the road while she kept paying for a few years. In that time the market improved quite a bit anyway so I ended up selling the property rather than renovating.
     
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