After roughly seven months of possession, Ken Robinson’s time ran out in an upscale abandoned Flower Mound home this past week. Robinson started occupying the $340,000 home last July when his research could not find the owner nor the mortgage holder of the property. Using a little known Texas law of “adverse possession” he claimed rights to the house after filing a claim form with Denton County that he downloaded off the Internet and paying a $16 filing fee. He became an instant media and Internet celebrity with law students at SMU proclaiming his use of the law “genius.” Though his upset neighbors accused him of breaking into the home, he kept up the property, mowing the lawns and doing other landscaping work.

This past month, Bank of America finally stepped forward and foreclosed on the property and gave Robinson til February 13th to appeal or move out. Robinson quietly slipped away leaving the home again abandoned. The law of adverse possession can only be effective when a property has been abandoned and occupied over a period of years. So Robinson had no legal standing to remain in the property or argue it should be his as a result of his slight possession.

Robinson’s act of using adverse possession however had some consequences. It set an example and created many copycats claimants in Texas – all of whom were unsuccessful. In one amusing case, a person took over the home of someone who was only away on vacation, threatening them with legal action when they returned. Undoubtedly it was not funny to the homeowner nor to horrified neighbors.

This whole situation speaks of the need of adequate property management whether a home is abandoned or not. Having a property left unattended and uncared-for for a lengthy period of time is just an invitation not only to unkempt grounds and building disrepair but to vandalism and worse.

If you own rental property and it is currently vacant, it would be a wise investment to have the property cared for. Even if it is not vacant, Herman Boswell Property Management has 37 years of experience in handling property for investors. They know how to do things right and can use that experience to help you. Give them a call and find out.

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Let’s face it: dealing with renters can sometimes be stressful. But if you have to also deal with tenants who have missed rental payments and don’t seem to care about coming up with a solution to the problem, then you have more problems—and bigger headaches.

Giving renters time to pay their missed payments is important; so is asking them to stay in touch with you regarding rent issues. If you find that your tenants are willfully disregarding your efforts and that more than a few weeks have passed, then you have to escalate the process, which usually means sending out an official notice to pay rent or face eviction.

If more time continues to pass and still don’t see the rent (and any late charges that may accrue), you may, in moments of extreme aggravation, consider your tenants out or shutting off their utilities. Of course, you don’t do either, because both actions are illegal.

Having exhausted other, more amicable means of settling the non-payment problem, you start legal proceedings against your renters. But before a lawyer can take action, you may have to show that as many as four months have gone by without you receiving rental payments from your tenants. In the meantime you’re losing money—and probably a lot of sleep as well.

Herman Boswell Property Management understands the needs of landlords like you. Managing investment properties is a more than full-time job that requires both business and interpersonal savvy. Count on us to handle even the most difficult rental situations with the integrity on which we made our name and through which we’ll protect yours.

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Problem tenants who consistently pay their rent late or don’t pay at all can be a pain. But the eviction process–which can be as lengthy as it is time-consuming– can be even worse. So what’s a busy landlord to do?

Offering an incentive is an effective way you can entice your renters to move. Here are three especially effective ones you can use to put an end to a relationship with individuals you no longer want living on your rental property:

Return part of their security deposit
Tell your tenants that you will return part of their security deposit if they leave by a specific date. Before making any such promise, though, you should calculate how much of the security deposit you’ll need to cover lost rent and damage repair. Then compare the overall cost of evicting your tenant to the incentive which should total to no less than $100.

Offer free storage space
Acknowledge the inconvenience you are causing them by offering to store personal property in your garage or basement.  Tell them you will do this for up to two months while they secure a new place to live.

Rent a moving truck for them
Another good tactic is to tell your tenants that you’ll rent a U-Haul truck for them so that they can take their belongings to their new home.

Most tenants want to avoid eviction because it will make it harder for them to find a landlord willing to give them a new apartment. So offering incentives can help get them moving. Just beware that is illegal to coerce renters to leave by locking them out or threatening them. Any such action will result in fines for you.

At Herman Boswell, we understand that your time and reputation are valuable. Our property management experts know just how to handle–and get rid of–difficult tenants and find replacements that will take their financial responsibilities seriously. Let us help you maintain your investments and your peace of mind. Contact us today!

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Most tenants will maintain your rental property to a reasonable degree, follow the rules outlined in their lease and pay their rent on time each month.  Deadbeats, though, won’t.  When faced with uncooperative renters, eviction may be your best, and only, option.

Gather evidence

If your tenant is responsible for any property damage, take photos.  Also save paper copies of all written and electronic correspondence with your tenant regarding any other infractions, including noisiness and late and/or unpaid rent.

Go over the lease

Note any sections that the tenant has violated.  Be sure you are able to document your findings.

Send a notice of eviction

State the reasons for the eviction and what date the tenant must vacate the property.  Consult all local eviction laws, which vary from state to state.

File the eviction at your local courthouse

To make the eviction official, you’ll need to file the appropriate legal paperwork.  Your tenant will receive written notice that you have filed a case against him.

Take all evidence to court

The tenant might leave the property after you file the eviction notice.  But he or she may still take the case to court and argue against the eviction.  In that case, use your evidence to convince the judge that you have a renter who deserves to be evicted.

Dealing with tenants, even good ones, is hard work.  So having even one bad tenant could make your life hell.  But Herman Boswell can help.  Our experts know exactly how to handle difficult tenants in a way that will minimize damage to you and your property.  For the peace of mind you deserve, contact us today!

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