On the surface this might seem easy; it’s not. As agreeable as a person may seem, you don’t know him till you live with him. I rented rooms in my house for 25 years and had to become extremely careful, as the eviction, process for a room, is a disgrace – https://www.timelessissues.com/category/law/legal-nightmare-over-rented-room/
Age
Older people are more settled; they stay longer and are generally less trouble.
Work
Full time with a very stable work history. The others often have problems – which become ………………….. your problems.
Nonsmokers
Far easier on your furnishings, health …. Some smokers say they will smoke outside, but they fudge. Even if they do smoke outside, their clothes often smell of smoke, and their sense of smell is off, which means you have to remind them to air out their rooms.
No alcohol
Not on the premises or in their cars.
Long term
There are many adjustments with each person, so there’s no point in taking someone who doesn’t look like he will stay long term – a year or so. Don’t say you want long term. Ask them if they need something short term or long term, if it worked out.
The best tenants need a room only four nights a week as they return to their family or whatever on weekends. I’ve heard airlines pilots and stewardesses are also not home much.
The next best tenants are gone a lot and just use the room as a place to sleep.
Visitors
Some homes don’t allow visitors. Others allow one per month, quietly, not overnight, and only in the tenant’s room. I’ve found it harder to find tenants who will agree to having no visitors, but definitely worth it.
Other
A phone jack in the room makes it more rentable. Don’t let them use your phone. Some landlords permit use of the washer and drier and limited use of the kitchen. Cable TV, internet and wifi in each room help.
Advertising
List the city first. My ad [in ‘03] read:
Org. $350 + dep. cable, kit, util, lndry. QUIET workers 35+. n-drink/smk/visitors/pets. 894 6228. pref men
Additions: gar, nr bus, refs, pro [professional]. The law can give you trouble over age, gender, ‘pro’, employment status, and kids. Unqualified people would call. These laws wasted their time and mine. The Pennysaver was the worst when it came to these restrictions.
Some landlords use roommate agencies and/or go thru an apartment owners associations or rental agencies.
Screen by phone
Someone calling for someone else can be a bad sign – also someone coming with a prospective tenant. When a prospect calls, I tell him I ask a lot of questions as I’ve had a lot of trouble, and to save his time and mine. I relax to feel ‘the vibes,’ and write them down. They are surprisingly accurate. I ask how long he needs the room and where he works. If over a 1/2 hour away, he probably won’t stay long. I ask his type of work, length, previous employers, if he’s been evicted, filed for bankruptcy, and credit score. Tell him background checks will be made.
If he seems like a good prospect, we set an appointment. I ask him to be sure to call if he can’t make it. Even so half don’t show up or call.
The interview
I find a way to look at his car; it tells something. I show him the room, tell him to check it out and that I’ll wait for him in the kitchen. He spends time in it and gets a feel for it. [One fell asleep.]
When he comes to the kitchen, I have him sit across from me and read the rules to himself. If his face shows resentment, it’s a bad sign. I discuss particulars in a relaxed way looking for defensiveness, contradictions, too many ‘temporary’ crises, excessive quietness or charm, and lack of foresight, car insurance, or money management. I make notes of these and the ‘vibes’ again.
This is critical as once you get a immature tenant of any age in, it is very hard to get him out, and your worst nightmare if it becomes legal. The law favors him. He can be bad; his relatives worse.
Get background and checks on him.
Rules
The more everything is spelled out ahead of time, the less chance for problems. People are going to break rules; so set them well below your level of irritation.
Insurance
Check to see how renting one or more rooms will affect your liability and premiums. He must get renters insurance on his own and show proof.
Other
I prefer to keep my rents on low to keep good tenants; turnover involves too many adjustments. Accepting pets is a bad idea; if you do, charge more. Get a water-saving shower head, an electronic thermostat with an opaque cover, a receipt book with stubs, smoke detectors, and sturdy closers for exterior doors to save utilities and accidental slamming. Get a ‘vestibule lock’ for the front door. It opens easily from the inside and locks every time it shuts. You can get a ‘rekeying kit’ for changing keys when tenants move or a combination doorlock.
Each of these is a preventive measure. They help you and your tenants, who, after a day’s work, enjoy coming home to a quiet, clean, orderly, sensible house.
Rental Agreement (in blunt terms)
I, (print your name) _____________________________________
agree to pay on the 1st of each month _________ in cash, $l0/day until it is ALL paid, $10 for each lost key, $15 for locking myself out, for damage I cause, $30/day storage for things left behind when I move, $30/mo. for keeping a bike outside the living area only. I agree to pay a ____________ deposit. To get it back, when I leave from the curb, I will give a 2 weeks written notice, make sure the room is as clean as when I got it, and return the keys. I forfeit it by not moving in, or by misrepresenting myself as a nonsmoker or a non-substance abuser.
Ever accept legal aid? ________ Ever been served with a 3 day or 30 day notice? ___ Your credit is poor ___ fair ____ good _____ Do you pay child support? ______ Alimony? _______ Have you ever received financial assistance from the government. ____ What for? ___________ Are you at present? _____ What for? _____________ Are you in a self-help group? _______ Which? __________ How long in it? ___________________ Are you hi-v positive? ___________ Describe problems with alcohol or drugs ___________
How long have you lived on your own ______ Describe trouble with the law _________
D.O.B. ________ Age _____
Appearance of your car: poor ___ fair ___ good _______
Its mechanical condition: poor _______ fair ________ good _____
Is it insured ______ with whom ________________
Anything about your health or lifestyle that could affect others negatively __________ Do you take medication _____________ What for _________________ Have you been institutionalized ______ What for ____________
The landlord can suspend kitchen, laundry, & other privileges if you do not go along with these policies. Your TV and all sound systems will be wired for headphones, earbuds or whatever so I will not hear it. Same for mine. Please show driver’s lic. and other I.D. Problems are automatically reported to credit and renting agencies.
Low profile in neighborhood.
Don’t: drive a junky or noisy car, park more than one vehicle within 3 blocks of the house, wash or work on your vehicle at or near the house, mix with the neighbors, or park in front of the neighbors. Don’t go out front in a bathrobe, towel, undershirt, shirttail out, angry, loud, profane, etc.
Living with others
You’re not sharing a house; you’re renting a sleeping room with some privileges. No radios, storage or game playing outside your room. No stereo speakers in the house. If your TV has a ‘tone’ knob, turn the bass off so it doesn’t ‘boom’ thru the walls. `/When playing TV or radio, keep volume way down and your door SHUT. Coming home after 2 drinks once every few months and going right to bed is one thing; anything more is out. If your work falls below 40 hrs/wk., you may be asked to leave. Wash and comb before coming into the main part of the house. Don’t be there in pajamas or bathrobe. Keep a distance no one wants to hear about your divorce, religion, bad health, bad car, boss, relatives, romance, hang ups, etc. Borrowing and lending are discouraged. Avoid knocking on other people’s door or disturbing them. A man’s room is his castle. Never enter it without permission. Young people want the house to be a fraternity. Older people want it QUIET.
Landlord provides Hand soap, dish soap, toilet paper, dishes, pans, laundry soap, and airing out the house daily.
Misc. No drugs, alcohol, pets, weapons, fire hazards, smoking, barbeques, or musical instruments. Turn off appliances before going to sleep or leaving house unattended – to lessen the chance of fire. Keep the non-absorbent mattress pad on the mattress. No sports or working out on the premises. The room cannot be sublet. The insurance for the house does not cover your belongings. Don’t bring home any live creatures. If you come into a room and the other person doesn’t see you, say something quietly so you don’t scare him. Only locks furnished by the landlord are permitted on the bedroom doors. He has a key to your room and will show it safely and carefully to prospective tenants after it is clear you are moving. After you’ve moved out, the landlord writes ‘moved’ on your mail and puts it back in the mailbox. No oil, paints, or other toxic waste in the trash. Each tenant’s agreement may vary slightly. If you bring in the mail, bring it from the mailbox RIGHT to the couch. Keep valuables and $ out of sight. Mistakes create a lot of bad feeling. Landlord rarely has visitors. Phones service is between you and the phone co. Don’t ask to use the phones of others; never give out their numbers.
Getting along with the landlord (the warden)
After each person moves in there’s a honeymoon before any nonsense starts. The landlord may accidentally seem like a nice guy, but he keeps a distance – meaning he is NOT your agent, counselor, confessor, buddy, parent, teacher, butler, mechanic, maidservant. Some find him picky, but you’ll go a long way to find a place that runs this smoothly. When there is a problem, sit down, stay seated and discuss it calmly, intelligently, in a gentlemanly manner.
The landlord has no time for small stuff, favors, car trouble. Thus: loans: $50 minimum – 50% interest. No stamps, envelopes or pocket change. Paid in advance: jump starts …… $30. borrowing tools …… hi rates. rides ………… $40/hr, if available.
Date __________ Tenant’s signature ______________________
Landlord’s signature _________________________ #
