Sep 27

The AASEW’s ever popular Landlord Boot Camp is just around the corner.  It will be held on Saturday, October 4, 2014 from 8:30 am – 5:30 pm at the Clarion Hotel located near the airport.

At this Fall’s Boot Camp I will be updating everyone on how the courts have been handling and interpreting all of the law changes since Act 76 was passed back in March of this year.

I will also address numerous other of topics that will help you navigate Wisconsin’s complex landlord – tenant laws.  Learn how to run your properties with greater profit while staying out of trouble.  Landlording can be pretty complex, with a seemingly never ending myriad of paperwork, rules, landlord-tenant laws and simple mistakes that can cost you thousands.

Some of the other topics that will be covered include:

1) How to properly screen prospective tenants

2) How to draft written screening criteria to assist you in the tenant selection process

3) How to comply with both federal and state Fair Housing laws including how to comply with “reasonable modifications” and “reasonable accommodations” requests

4) How to legally reject an applicant

5) What rental documents you should be using and why

6) When you should be using a 5-day notice versus a 14-day notice, 28-day notice, or 30-day notice and how to properly serve the notice on your tenant

7) Everything you wanted to know (and probably even more than you wanted to know) about the Residential Rental Practices (ATCP 134) and how to avoid having to pay double damages to your tenant for breaching ATCP 134

8) When you are legally allowed to enter your tenant’s apartment

9) How to properly draft an eviction summons and complaint

10) What to do to keep the commissioner or judge from dismissing your eviction lawsuit

11) What you can legally deduct from a security deposit

 12) How to properly draft a security deposit transmittal  (“21 day”) letter

13) How to handle pet damage

14) What to do with a tenant’s abandoned property and how this may affect whether or not you file an eviction suit

15) How to pursue your ex-tenant for damages to your rental property and past due rent (and whether it is even worth it to do so)

There will also be time for “Q&A” and Lunch is included!

If that is not enough you will also receive a manual that is over 100 pages that includes all of Tristan’s outlines on the various topics and various forms.

 Who:         Taught by Attorney Tristan Pettit, who drafts the landlord tenant forms for Wisconsin Legal Blank.

When:       Saturday, October 4, 2014  from 8:30 AM – 5:30 PM —- Registration opens at 7:00 AM

Where:     Clarion Hotel 5311 S. Howell Avenue, Milwaukee

Price:        AASEW Members only $159 .  Non AASEW Members  – $249

Register:    Go to www.LandlordBootCamp2014.com and you can register online and read prior attendees testimonials.

Last year’s AASEW Landlord Boot Camp was filled to capacity.  So much so we even had to turn people away.  So register early to reserve your spot.

I hope to see many of you there.

Thanks

Aug 31

The LA Times has an interesting discussion on an issue that concerned landlords get wrong.

Let’s say you have an applicant with a noticeable walking disability.  Being a caring person you try to steer  the prospective tenant to a first floor unit without steps as you feel that would be more convenient for them than the second floor walk up they are interested in. They insist they want the upper, you feeling they will not be comfortable with the upper insist they take the lower instead.

Pointing out you also have lowers available is good business and a service to the applicant, refusing or actively discouraging renting an upper is a fair housing violation.

This seems counter intuitive when all you were trying to do was what you felt was best for the applicant, but, maybe they like many others feel safer from crime on a higher floor and are willing to make the trade off of the inconvenience of steps for the added feeling of security.  As a landlord this is not your decision to make and what may be your personal preference in a similar situation may not be your tenant’s.

Same thing with the family with kids that wants to apply for an upper.  You offer them a lower because you fear the kids running around will create problems for lower tenants and may result in you having to evict them.; or you have a complex with kid buildings and no kid buildings; or prohibiting families with children from living in units nearer to the pools.  These too are fair housing violations.

In these cases it is up to the parent to insure their kids are safe and follow the rules. You have the ability to check their rental history and reject them if they or their family were disruptive at prior residences.  But it is the disruption and not the kids that must be your deciding factor. Really what does it matter to you if it is kids running around making noise or the old man coming home drunk and loud every night – disruptive behavior is disruptive behavior.

 

 

Mar 05

With apologies to the Steve Miller Band for the title …

This past week we received a notice of  a $52.05 “fee” being assessed for “improper care of a discarded electronic device” at one of our properties.  Wow! They revert to five dollar words to say you put a radio in the garbage can.

Upon review it seems  our tenant put a radio/CD player in the green garbage cart.   Either a scavenger or DPW took it out of the cart and left it in the alley.

City of Milwaukee fee for electronics disposal.

As I drove around the Southside this weekend I noticed a bunch of small electronics laying next to garbage carts with little orange stickers. So despite the bill saying the property was posted, it appears the only posting were these stickers that mostly face away from the house.  To make it worse the property owner does not get notice by mail until the fee is assessed.

This must be one helluva profit center for the city.

I really wish city officials were there to hear the tenant’s reaction to having this charge passed on to them.

Milwaukee Code:

79-2-13-b. No person may place an electronic device in mixed municipal solid waste or discard or otherwise dispose of an electronic device except by delivery to an electronic device collection or recycling facility.

State law that defines what an electronic device that is prohibited from being placed in the garbage:

1. A peripheral, as defined in s. 287.17 (1) (j).
3. A facsimile machine.
4. A digital video disc player.
5. A digital video player that does not use a disc and that is not a camera, as defined in s. 287.17 (1) (a).
6. A video cassette recorder.
7. A video recorder that does not use a cassette and that is not a camera, as defined in s. 287.17 (1) (a).
8. A covered electronic device, as defined in s. 287.17 (1) (f).
9. A telephone with a video display.
10. Another kind of electronic device identified by the department under s. 287.17 (10) (i).
Feb 23

On May 23, 1986 the City of Milwaukee removed tenant responsibility from the code.  The removed section was based on Wisconsin §704.07(3)(a)

Continue reading »

Aug 09

Fellow landlords

What services, tools, resource, supplies, innovations, changes in laws, grants, education, support from fellow owners etc. do you find lacking, unavailable, too expensive, too difficult to obtain, change etc.?

You get the idea…what do you see as the three, four or twenty things that would make your business more successful? Skies the limit. If it has to do with landlording or real estate investing throw it on the list.

Don’t worry if you think it is “doable” or not, Wild Ideas welcome and encouraged. But also don’t put off posting the more pedestrian needs and wants either.

You can leave comments, here or via private email to me at Tim [at] JustAlandord.com (makes sending the truly wild and innovative stuff easier for shy folks like me.)  I’ll compile the list for all to see.

Some will have readily available solutions that will be posted and shared, I’m sure.  Others are things our industry should be working on finding, changing, designing etc.

Some rather thought provocative comments below. Many of these were sent via email or posted on one of the list serves and reposted here as a central collection place. Please throw yours into the mix — Thanks Tim


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