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Property owners are often faced with tenants who don’t pay rent on time, or worse, don’t pay their rent at all. Mietnomaden and mietbetrug are becoming common problems for landlords these days, and the best way to address them is in a firm, fair and consistent manner.

Here are several steps you can take to make sure you get your rent on time with problem tenants.

• Show Them Who’s in Control Right Along

When you close the lease with a new tenant, make it clear to them that the rent is due on the first of the month and they will be paying late fees for every day that goes past that date. Let them know that it is all up to you if you are going to make any concessions regarding the terms established in the lease contract, and that they should inform you in due time if they can’t pay you as previously agreed. This way you are the one in charge, not the tenant.

• Enforce Late Fees Every Month

Tenants hate having to pay extra rent, so this measure should help discourage any attempts by the prospective guests to delay payments. Charging and enforcing late fees will make tenants stick by their word, especially when you warn them of this before signing the lease contract.

• Issue a Notice to Pay Rent or Quit

When the tenant is several days short on rent, issuing a 10-day notice to pay rent or quit not only is an opportunity to compel the tenant to pay, but also an important formality that entitles you to file for repossession as soon as possible. If the tenant still refuses to pay once this period has expired, you are legally entitled to repossess the apartment without any unnecessary (and costly) delays.

• When Faced with a Mietnomade, Report Them to a Credit Bureau or Tenant Database

If your tenant turns out to be a mietnomade, don’t hesitate to leverage the power you have over their rental history by reporting them to a dedicated mietnomaden verzeichnis. Doing so will help other landlords like you avoid problems with the same deadbeat tenant, and your contribution to reducing mietbetrug attempts will be duly appreciated.

Look for a free service that gives you access to a comprehensive database for landlords to post and browse tenant rental histories. Before you proceed to filing legal charges on the deadbeat tenant, informing them of your intention to report to a national mietnomaden verzeichnis may encourage them to pay what they owe you.

No matter what, remember that you are the one with the control. It is your property that’s on the line and it is up to you to protect your investment. When you apply pressure to pay the rent early on, you can always tone it down a little after you are paid. One the other hand, when you give up control and wait for the tenant to play you around, you become an easy target and are taking an unnecessary risk.

John G StumpfCEO, Wells Fargo

Jamie DimonCEO, JP Morgan Chase

Brian MoynihanCEO, Bank of America

Gentleman,It has come to a point within the real estate market where real estate professionals are disillusioned and scared to conduct any and all short sales activities.

Your influence and attempts and to “help” with the designation bodies, NAR and the individual state’s Department of Real Estate has made real estate transactions in the United States an absolute abomination. I would have guessed that you intended to “help” agents conduct short sales and instead you have wound up frightened them.
Almost any individual real estate professional that has been tried by any and or all of these groups has little to no idea of how to actually close a short sale transaction. The general perception of the standard agent, thanks to your “help” and guidance of the aforementioned programs, a standard agent’s perception of a short sale transaction is as follows:1. Expect your short sale transaction to take at least 6-8 months to close2. Expect to cut your commission3. Expect for your client to get a deficiency or an unsecured note4. Expect to be sued for an imaginary state or federal law if you do not make the lender a “principal” in the transaction and create a full fiduciary relationship5. Expect to submit any and all paperwork that will benefit the banks attempt to collect future debt, failure to do so will cost the agent a loss of their real estate license6. Expect that whatever the true value of the property is, the banks value will be higher and used as point of fair market value7. Expect only 20% of your personal short sales transactions to close

As the current market stands, 75% of the real estate market is short sale listings. Only 342 HAFA deals closed in the United States. The standard listing agent only closes 2 out of 10 short sale transactions.
Your attempts to influence transactions to your benefit through “education” and lobbying have failed. You are now forcing your organizations into a territory you have ultimately been avoiding, that of an all REO market. The sheer weight of the numbers of REOs will increase and therefore drive your values further and further down, causing your current assets to erode even further. It is obvious that short sales benefit all three of your organizations or you would have found a way to bulk sale assets years ago.

I have decided that this cannot continue. I do not begrudge your attempts to collect and the bottom line is, the homeowners DID sign a contract to create their debts. However, your greed to obtain information, money and I am just assuming break the spirit of everyone and anything associated to a short sale transaction is disheartening. You have managed to cause agents to “give up”, investors to take their money into other opportunities and homeowners are now desensitized to the idea of allowing their property to be foreclosed upon without ANY social stigma.
I have attempted to educate agents over the last three years only to be thwarted by the DRE, NAR and multiple designation programs filling the agent’s heads with fantasies of lawsuits, disclosures and mindless minutia that all have NO baring on how actual short sales work.
My point to all of this is simple, we can all find a solution and a method that we can all easily live with, including education and online qualification systems or I can make sure that everyone I teach learns how to send an escalation letter to your offices explaining your “minimum acceptable net proceeds” have been met.

I wait for your answers; however I suspect, you’ll just order someone in the DRE to audit me or my company. That may sound cynical, however after researching your lobbyist’s activities, I’m fascinated at the amount of money that has been funneled to local department of real estates, national association of realtors and the attorney bar association (of course this is all alleged on my part; however anyone can do their own research online and draw their own conclusion).

Please help me to help you and to help others before this gets even more out of control.

Lee HonishTrainer of Trainer’s on short sales and Former Head Loss Mitigator, IndyMac Bank

www.fastshortsale.org

leehonish.wordpress.com

lee.honish@yahoo.com

(702) 478-5836 (LVDM)

We all know the benefits of working with real estate agents when purchasing or selling a piece of real estate property. Less time and effort on our parts, fewer problems and better deals are just some of the most important benefits that real estate agents promise when advertising their services. But the truth is that not all services live up to the clients’ expectations. The assistance that some real estate agents are able to provide is indeed very valuable. Therefore, a diligent search of experienced Sacramento real estate agents is a must. Sacramento may not be as large and densely populated as other cities in California, but it does offer a wide range of real estate properties. There are many great real estate opportunities that you can seize only with the help and assistance from experienced Sacramento real estate agents.

Let us discuss buyers first. There are many Sacramento homes for sale and numerous Sacramento real estate listings that you should go over before you can decide upon a single piece of property and invest. It goes without saying that this process would be extremely lengthy. However, it can be completed a lot sooner if you have the assistance of Sacramento real estate agents. And the best part is that the initial phase of the process can be completed over the Internet, which means even less time and energy for the buyer.

Here is a brief presentation of the buying process. Once you have chosen the Sacramento real estate agents you want to work with, you send them all the information that they need in order to make a selection of the Sacramento homes for sale. They search all Sacramento real estate listings and select all the homes that suit your specific needs. All this information will then be sent to you so that you can decide which properties are most appropriate. You will then be contacted by one of the Sacramento real estate agents to arrange the most convenient times for you to see the properties you have selected. Finding the right Sacramento home is therefore only a matter of working with good Sacramento real estate agents.

If you are a seller, assistance from Sacramento real estate agents is all the more useful. They will provide you with an estimate of the current market value range for your real estate property. In order for the process to have the best outcome possible, the estimate needs to be documented and realistic. Therefore, you should make sure that the Sacramento real estate agents of your choice perform a thorough check of past and current prices of homes prior to providing you with an estimate. You should also be offered a minute market value report detailing all current real estate activity in your area. Most importantly, Sacramento real estate agents should always be willing and able to discuss and answer any questions that you might have about the results of such reports or any other matters pertaining to Sacramento real estate. With the help of good Sacramento real estate agents, you can sell your property for the highest price, in the shortest period of time and with the fewest problems possible.

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