Anytime a new property manager takes over, it’s an invitation for tenants to take advantage.  Suddenly you have a few that play dumb to the rules and seem to test the manager’s fortitude.

December was the first month my newest property manager was in charge of collecting the rent.  Of course a handful of the tenants didn’t pay because they “lost” the new mailing address.  We decided to change the address for payment to make it more convenient for the manager, however mail that goes to the old address is being forwarded as well.  All the tenants were given letters almost a month ago with the new contact information.  So my manager had to go to the buildings to collect the rent that never arrived.

One tenant called my manager on the 4th of the month and said there was a problem with the heat and she wasn’t paying rent until it was fixed.  He tended to the problem immediately and even went and bought her a space heater to get her through the time before it is working perfectly.  She has one radiator in her apartment that is not working, but several that are.  After speaking with her about the problem, she let my manager know that the heat hadn’t been working for a few weeks.  Whether she waits 2 weeks or 4 days to tell him about the heat is irrelevant as far as the rent due date goes.

So why did she wait until the 4th to tell him?  And why is she holding the rent hostage?  Because she’s taking advantage and she is testing the system.  The rent and a maintenance issue are mutually exclusive events.  Our tenants are given work orders to turn in anytime there is a maintenance issue.  The issues are responded to within a day and resolved as soon as possible.  It is not acceptable to hold rent until a maintenance issue is resolved.  Besides, since she called on the 4th, she was already 4 days late before the hostage standoff began. 

The rent is to be postmarked on the 1st as long as a tenant is within their lease term.  Period.  If we were to reciprocate, I suppose we could change the locks and kick her out until she pays her rent.  It goes both ways, but it actually goes neither way because the law protects us all, landlord AND tenant, against this ridicule.

This is the time for my manager to set precedent.  He can take a strong stance against these tactics now and make it clear there is a new sheriff in town, or he can roll over and let them know a pipsqueek has rolled into town.  Living in Arizona, I have to confess I have a great affinity for Sheriff Joe and I like the tough approach much better!