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Landlording 101 Workshop Landlording 101 Workshop Workshop facilitator: Mike Levy (Levy Consulting, LLC) Phone: 970-412-6742

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Presentation on theme: "Landlording 101 Workshop Landlording 101 Workshop Workshop facilitator: Mike Levy (Levy Consulting, LLC) Phone: 970-412-6742"— Presentation transcript:

1 Landlording 101 Workshop Landlording 101 Workshop Workshop facilitator: Mike Levy (Levy Consulting, LLC) Phone: % of landlords said a good, qualified renter was hard or very hard to find. Sunday, June 23, :00 am – 4:30 pm Home Depot in Broomfield, CO

2 Landlording 101 Workshop Landlording 101 Workshop Levy Consulting, LLC (2002) Connecting Landlords & Renters in the 21st Century! NorthernColoradoRentals.com, LLC (2003) RealGIS, Inc. (2005) “Successful Property Managers” (2010) SuccessfulPropertyManagers.com Mike Levy’s Companies & Books

3 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

4 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

5 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

6 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

7 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

8 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

9 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

10 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

11 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

12 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

13 Landlording 101 Workshop Landlording 101 Workshop What You Will Learn About:  HOW TO FIND GREAT TENANTS  HOW TO DEAL WITH GREAT TENANTS & DIFFICULT TENANTS  HOW TO STAY OUT OF TROUBLE WITH YOUR RENTALS  WHAT FORMS, RECORDS, DOCUMENTATION, & PROCESSES TO USE  LEASES & MONTH-TO-MONTH RENTAL AGREEMENTS  DEPOSITS, RENT, LATE FEES  DISCRIMINATION & FAIR HOUSING  REPAIRS & MAINTENANCE  TERMINATING RENTAL AGREEMENTS  FEDERAL, STATE, & LOCAL RENTAL LAWS  AND SO MUCH MORE!

14 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

15 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

16 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

17 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

18 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

19 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

20 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

21 Landlording 101 Workshop Landlording 101 Workshop What You Will Take Home With You:  BOOK: “Every Landlord’s Legal Guide” by Stewart, Warner, and Portman  ELECTRONIC FORMS: All the rental forms you will need – fully modifiable / customizable  SLIDE SET: All the PowerPoint slides used in the class  CLASS WORKBOOK: Several hands-on working sessions – focused on managing YOUR rental properties  BEST PRACTICES: From the workshop facilitator and workshop participants  STEP-BY-STEP ACTION PLAN: You will take home a detailed, customized, action plan for managing YOUR rental properties  COMPREHENSIVE UNDERSTANDING OF HOW TO MANAGE YOUR RENTAL PROPERTIES  POINTERS TO NUMEROUS OTHER RESOURCES THAT WILL BE INVALUABLE TO YOU

22 Landlording 101 Workshop Landlording 101 Workshop Let’s Take A QUIZ – and see who might benefit from taking the workshop 1.Everybody gets to take the quiz 2.You can keep track of your own score – but NO CHEATING! 3.There are 23 questions, and we only have till 6:30pm, so we’ll have to go through them pretty fast! Goal is to go through at least 10 questions. 4.HAVE FUN! And watch for flying CHOCOLATE!

23 Landlording 101 Workshop Landlording 101 Workshop Let’s Take A QUIZ – and see who might benefit from taking the workshop 1.Everybody gets to take the quiz 2.You can keep track of your own score – but NO CHEATING! 3.There are 23 questions, and we only have till 6:30pm, so we’ll have to go through them pretty fast! Goal is to go through at least 10 questions. 4.HAVE FUN! And watch for flying CHOCOLATE!

24 Landlording 101 Workshop Landlording 101 Workshop Let’s Take A QUIZ – and see who might benefit from taking the workshop 1.Everybody gets to take the quiz 2.You can keep track of your own score – but NO CHEATING! 3.There are 23 questions, and we only have till 6:30pm, so we’ll have to go through them pretty fast! Goal is to go through at least 10 questions. 4.HAVE FUN! And watch for flying CHOCOLATE!

25 Landlording 101 Workshop Landlording 101 Workshop Let’s Take A QUIZ – and see who might benefit from taking the workshop 1.Everybody gets to take the quiz 2.You can keep track of your own score – but NO CHEATING! 3.There are 23 questions, and we only have till 6:30pm, so we’ll have to go through them pretty fast! Goal is to go through at least 10 questions. 4.HAVE FUN! And watch for flying CHOCOLATE!

26 Landlording 101 Workshop Landlording 101 Workshop 1.If a one of your tenant's windows is broken by a burglar, vandal, or neighborhood child, you can hold the tenant responsible for the cost of repairing it. a) True b) False c) It depends

27 Landlording 101 Workshop Landlording 101 Workshop 1.If a one of your tenant's windows is broken by a burglar, vandal, or neighborhood child, you can hold the tenant responsible for the cost of repairing it. a) True b) False c) It depends

28 Landlording 101 Workshop Landlording 101 Workshop 2.The tenant is responsible for paying to fix bathtub caulking that has sprouted mold and mildew that has rendered the tub unusable (or at least disgusting). a) True b) False c) It depends

29 Landlording 101 Workshop Landlording 101 Workshop 2.The tenant is responsible for paying to fix bathtub caulking that has sprouted mold and mildew that has rendered the tub unusable (or at least disgusting). a) True – because it could have been prevented by proper cleaning b) False c) It depends

30 Landlording 101 Workshop Landlording 101 Workshop 3.If you fail to live up to your legal duty to maintain your property, your tenants may have a variety of legal responses, regardless of whether or not you have given your approval, including, but not limited to: a) Withholding rent without your permission b) Repairing the problem and deducting the cost from the rent without your permission c) Moving out (even if there is a lease) d) A & B only e) None of the above f) All of the above

31 Landlording 101 Workshop Landlording 101 Workshop 3.If you fail to live up to your legal duty to maintain your property, your tenants may have a variety of legal responses, regardless of whether or not you have given your approval, including, but not limited to: a) Withholding rent without your permission b) Repairing the problem and deducting the cost from the rent without your permission c) Moving out (even if there is a lease) d) A & B only e) None of the above f) All of the above

32 Landlording 101 Workshop Landlording 101 Workshop 4.Landlords are sued more than any other group of business owners in the country. a) True b) False

33 Landlording 101 Workshop Landlording 101 Workshop 4.Landlords are sued more than any other group of business owners in the country. a) True b) False

34 Landlording 101 Workshop Landlording 101 Workshop 5.When the tenant moves out, you can deduct from their security deposit a reasonable hourly charge if you personally do any of the necessary cleaning. a) True b) False c) It depends

35 Landlording 101 Workshop Landlording 101 Workshop 5.When the tenant moves out, you can deduct from their security deposit a reasonable hourly charge if you personally do any of the necessary cleaning. a) True b) False c) It depends

36 Landlording 101 Workshop Landlording 101 Workshop 6.If you can't get all necessary repairs made or cleaning done within the legal time limit required to return the security deposit, you should: a) Let the former tenant know, in writing, that you will need a little more time to finish all the repairs before you are able to refund the remainder of the security deposit. b) Just guess at how much more the remaining repairs will probably cost, and then send the remainder of the security deposit back to the former tenant. c) None of the above

37 Landlording 101 Workshop Landlording 101 Workshop 6.If you can't get all necessary repairs made or cleaning done within the legal time limit required to return the security deposit, you should: a) Let the former tenant know, in writing, that you will need a little more time to finish all the repairs before you are able to refund the remainder of the security deposit. b) Just guess at how much more the remaining repairs will probably cost, and then send the remainder of the security deposit back to the former tenant. c) None of the above

38 Landlording 101 Workshop Landlording 101 Workshop 7.If the tenant is late paying rent, the landlord can give the tenant a written notice to "pay up or move". How much time is the tenant given to pay their rent before the landlord can file for eviction? a) 1 day b) 2 days c) 3 days d) 1 week e) None of the above

39 Landlording 101 Workshop Landlording 101 Workshop 7.If the tenant is late paying rent, the landlord can give the tenant a written notice to "pay up or move". How much time is the tenant given to pay their rent before the landlord can file for eviction? a) 1 day b) 2 days c) 3 days d) 1 week e) None of the above

40 Landlording 101 Workshop Landlording 101 Workshop 8.What is the maximum amount of money you can sue for in small claims court? a) $5,000 b) $7,500 c) $10,000 d) None of the above

41 Landlording 101 Workshop Landlording 101 Workshop 8.What is the maximum amount of money you can sue for in small claims court? a) $5,000 b) $7,500 c) $10,000 d) None of the above

42 Landlording 101 Workshop Landlording 101 Workshop 9.You own 23 rental properties, most of which are town homes. Your new tenant moves in to one of your new townhome rentals on June 26 th. You are charging your new tenant a monthly rent of $1200/month. When the new tenant moves in on June 26 th, how much prorated rent do you charge? a)$200; since there's only 5 days left in June, which is equivalent to 1/6 of the month of June b)$0; since there's only 5 days left in the month, you ask tenant to pay $1400 for July's rent c)$1200; and you tell the tenant her monthly rent will always be due on 26th of every month d)A, B, or C is a reasonable answer e)None of the above

43 Landlording 101 Workshop Landlording 101 Workshop 9.You own 23 rental properties, most of which are town homes. Your new tenant moves in to one of your new townhome rentals on June 26 th. You are charging your new tenant a monthly rent of $1200/month. When the new tenant moves in on June 26 th, how much prorated rent do you charge? a)$200; since there's only 5 days left in June, which is equivalent to 1/6 of the month of June b)$0; since there's only 5 days left in the month, you ask tenant to pay $1400 for July's rent c)$1200; and you tell the tenant her monthly rent will always be due on 26th of every month d)A, B, or C is a reasonable answer. e)None of the above – NEVER EVER prorate the first’s month’s rent!! Charge $1200 at move-in on June 26 th and then charge $200 for July’s rent

44 Landlording 101 Workshop Landlording 101 Workshop 10.What is the maximum civil penalty payable to the federal government for your 1 st offense not complying with Fair Housing Laws? a) Up to $ 600 b) Up to $ 6,000 c) Up to $16,000 d) Up to $26,000 e) Up to $56,000 f) None of the above

45 Landlording 101 Workshop Landlording 101 Workshop 10.What is the maximum civil penalty payable to the federal government for your 1 st offense not complying with Fair Housing Laws? a) Up to $ 600 b) Up to $ 6,000 c) Up to $16,000 d) Up to $26,000 e) Up to $56,000 f) None of the above

46 Landlording 101 Workshop Landlording 101 Workshop 11.Which of the following are considered "Protected Classes" with respect to Fair Housing in the city of Denver? a) Military Status and Political Orientation b) Persons Over 40 Years of Age and Political Orientation c) Military Status and Persons Over 40 Years of Age d) All of the above e) None of the above

47 Landlording 101 Workshop Landlording 101 Workshop 11.Which of the following are considered "Protected Classes" with respect to Fair Housing in the city of Denver? a) Military Status and Political Orientation b) Persons Over 40 Years of Age and Political Orientation c) Military Status and Persons Over 40 Years of Age d) All of the above e) None of the above

48 Landlording 101 Workshop Landlording 101 Workshop 12.Based on your "documented/written" tenant selection criteria of: a) Credit score must be 600 or above b) Rental history must be at least "good" c) Income must be at least 3 X rent You have 2 applicants interested in renting your property & both turn in applications at the same time: Applicant 1: Credit score = 605; good rental history; income = 3 X rent; very nice person Applicant 2: Credit score = 730; good rental history; income = 4 X rent; He tells you he is a recovering alcoholic and previously was addicted to cocaine and has one prior felony conviction for using cocaine (but he assures you he is currently "clean") Which applicant would you select, and WHY? a)Applicant 1 b)Applicant 2 c)Neither applicant

49 Landlording 101 Workshop Landlording 101 Workshop 12.Based on your "documented/written" tenant selection criteria of: a) Credit score must be 600 or above b) Rental history must be at least "good" c) Income must be at least 3 X rent You have 2 applicants interested in renting your property & both turn in applications at the same time: Applicant 1: Credit score = 605; good rental history; income = 3 X rent; very nice person Applicant 2: Credit score = 730; good rental history; income = 4 X rent; He tells you he is a recovering alcoholic and previously was addicted to cocaine and has one prior felony conviction for using cocaine (but he assures you he is currently "clean") Which applicant would you select, and WHY? a)Applicant 1 b)Applicant 2 – past drug addiction is a disability and is therefore in a protected class c)Neither applicant

50 Landlording 101 Workshop Landlording 101 Workshop 13.Can you refuse to rent to applicants if they do not give you a Social Security Number? a) Yes; it's required to run a credit check b) No; if they don't give you a Social Security Number, you will just have to make your decision without running a credit check c) It depends d) None of the above

51 Landlording 101 Workshop Landlording 101 Workshop 13.Can you refuse to rent to applicants if they do not give you a Social Security Number? a) Yes; it's required to run a credit check b) No; if they don't give you a Social Security Number, you will just have to make your decision without running a credit check c) It depends d) None of the above – foreign students don’t have a SSN, so you are “courting a fair housing complaint”

52 Landlording 101 Workshop Landlording 101 Workshop 14.Which of the following are OK to ask potential tenants, and WHY? a) Name, Current Address, Birth Place b) Phone Number, Social Security Number, Birth Date, Number of Children c) Name, Employer, Current Income, Marital Status d) All of the above e) None of the above

53 Landlording 101 Workshop Landlording 101 Workshop 14.Which of the following are OK to ask potential tenants, and WHY? a) Name, Current Address, Birth Place b) Phone Number, Social Security Number, Birth Date, Number of Children c) Name, Employer, Current Income, Marital Status d) All of the above e) None of the above – could be discrimination for “birth place”, “children”, and in Colorado – “marital status”

54 Landlording 101 Workshop Landlording 101 Workshop 15.You have up to 30 days to return (or account for) a tenants security deposit once they move out. Is this true, and WHY? a) Yes b) No; it's whatever is written in the lease c) No; you only have up to 2 weeks d) No; you always have up to 60 days e) None of the above

55 Landlording 101 Workshop Landlording 101 Workshop 15.You have up to 30 days to return (or account for) a tenants security deposit once they move out. Is this true, and WHY? a) Yes b) No; it's whatever is written in the lease c) No; you only have up to 2 weeks d) No; you always have up to 60 days e) None of the above - 30 days unless "up to" 60 days is written in the lease; 72 hours, not counting weekends or holidays, if a hazardous condition involving gas equipment requires tenant to vacate

56 Landlording 101 Workshop Landlording 101 Workshop 16.From the landlord's perspective, which of the following are good ways for tenants to pay their rent? a) Credit card; where the tenant pays you rent plus the credit card fee b) Cash c) Money orders d) Personal check e) All of the above f) None of the above

57 Landlording 101 Workshop Landlording 101 Workshop 16.From the landlord's perspective, which of the following are good ways for tenants to pay their rent? a) Credit card; where the tenant pays you rent plus the credit card fee = ILLEGAL IN COLORADO; but can offer “cash discount” b) Cash = is tenant’s cash from legal source? c) Money orders d) Personal check – except Cashier’s Check for 1 st month’s rent e) All of the above f) None of the above

58 Landlording 101 Workshop Landlording 101 Workshop 17.According to the Fair Housing Amendments Act, landlord "accommodations" include such things as: a) Allowing a special rent payment plan for a tenant whose finances are managed by someone else. b) Arranging to read all communications from management to a blind tenant. c) Providing a tub and clothes line for a mentally ill tenant whose anxiety about machines makes him unable to use the washer and dryer. d) A & B only e) All of the above

59 Landlording 101 Workshop Landlording 101 Workshop 17.According to the Fair Housing Amendments Act, landlord "accommodations" include such things as: a) Allowing a special rent payment plan for a tenant whose finances are managed by someone else. b) Arranging to read all communications from management to a blind tenant. c) Providing a tub and clothes line for a mentally ill tenant whose anxiety about machines makes him unable to use the washer and dryer. d) A & B only e) All of the above

60 Landlording 101 Workshop Landlording 101 Workshop 18.Which of the following might be allowed as an assistive animal? a) A ferret prescribed by an aromatherapist b) A declawed and neutered alligator c) A defanged rattlesnake d) A miniature pony e) A dog f) A cat g) E and F only h) All of the above

61 Landlording 101 Workshop Landlording 101 Workshop 18.Which of the following might be allowed as an assistive animal? a) A ferret prescribed by an aromatherapist b) A declawed and neutered alligator c) A defanged rattlesnake d) A miniature pony e) A dog f) A cat g) E and F only h) All of the above

62 Landlording 101 Workshop Landlording 101 Workshop 19.Which of the following are considered to be "disabilities“ according to Fair Housing laws: a) A person who is blind b) A person who is considered a "hoarder" c) A person with multiple chemical sensitivity d) None of the above e) All of the above

63 Landlording 101 Workshop Landlording 101 Workshop 19.Which of the following are considered to be "disabilities“ according to Fair Housing laws: a) A person who is blind b) A person who is considered a "hoarder" c) A person with multiple chemical sensitivity d) None of the above e) All of the above

64 Landlording 101 Workshop Landlording 101 Workshop 20.It is illegal for property owners to knowingly rent to undocumented immigrants. a) True b) False c) It depends

65 Landlording 101 Workshop Landlording 101 Workshop 20.It is illegal for property owners to knowingly rent to undocumented immigrants. a) True b) False - it is not illegal for a housing provider to knowingly rent to undocumented immigrants. However, if a housing provider sets a policy that all tenants must be eligible to legally reside in the United States, he/she must require ALL applicants to provide proof of such eligibility. c) It depends

66 Landlording 101 Workshop Landlording 101 Workshop 21.What do you do if your tenant moves out without giving you a new forwarding address for their security deposit refund? a) You're in luck -- you get to keep the money yourself! b) Mail the check and itemization to the rental property itself, since that's actually the tenant's last address known to you. If the check is returned to you as UNDELIVERABLE, you're in luck -- you get to keep the money yourself! c) You have to pay the money to your state government on your state income taxes for that year. d) None of the above

67 Landlording 101 Workshop Landlording 101 Workshop 21.What do you do if your tenant moves out without giving you a new forwarding address for their security deposit refund? a) You're in luck -- you get to keep the money yourself! b) Mail the check and itemization to the rental property itself, since that's actually the tenant's last address known to you. If the check is returned to you as UNDELIVERABLE, you're in luck -- you get to keep the money yourself! c) You have to pay the money to your state government on your state income taxes for that year. d) None of the above

68 Landlording 101 Workshop Landlording 101 Workshop 22.If there is a breach of the warranty of habitability, how long does the landlord have to remedy the breach once he has received written notice from the tenant, before the tenant may terminate the rental agreement? a) 2 weeks b) 1 month c) 10 calendar days d) 5 business days e) A "reasonable" amount of time agreed to by both the landlord and the tenant f) None of the above

69 Landlording 101 Workshop Landlording 101 Workshop 22.If there is a breach of the warranty of habitability, how long does the landlord have to remedy the breach once he has received written notice from the tenant, before the tenant may terminate the rental agreement? a) 2 weeks b) 1 month c) 10 calendar days d) 5 business days e) A "reasonable" amount of time agreed to by both the landlord and the tenant f) None of the above

70 Landlording 101 Workshop Landlording 101 Workshop 23.According to Colorado state law, when it is NOT an emergency situation, how much advanced notice must the landlord give to the tenant prior to entering the premises? a) 2 days b) 24 hours c) Reasonable notice d) 12 hours e) None of the above

71 Landlording 101 Workshop Landlording 101 Workshop 23.According to Colorado state law, when it is NOT an emergency situation, how much advanced notice must the landlord give to the tenant prior to entering the premises? a) 2 days b) 24 hours c) Reasonable notice d) 12 hours e) None of the above – there is no Colorado statute

72 Landlording 101 Workshop Landlording 101 Workshop Workshop facilitator: Mike Levy (Levy Consulting, LLC) Phone: Sunday, June 23, :00 am – 4:30 pm Home Depot in Broomfield, CO Sign up TONIGHT!

73 Landlording 101 Workshop Landlording 101 Workshop STOP HERE

74 Landlording 101 Workshop Landlording 101 Workshop Workshop Topics: 1. Screening Tenants: Your Most Important Decision 2. Preparing Leases and Rental Agreements 3. Basic Rent Rules 4. Security Deposits 5. Discrimination 6. Property Managers 7. Getting the Tenant Moved In 8. Cotenants, Sublets, and Assignments 9. Landlord’s Duty to Repair and Maintain the Premises 10. Landlord’s Liability for Tenant Injuries From Dangerous Conditions 11. Landlord’s Liability for Environmental Health Hazards 12. Landlord’s Liability for Criminal Activity 13. Landlord’s Right of Entry and Tenants’ Privacy 14. Ending a Tenancy 15. Returning Security Deposits and Other Move-Out Issues 16. How to Resolve Problems With Tenants 17. Terminations and Evictions 18. Lawyers and Legal Research

75 Landlording 101 Workshop Landlording 101 Workshop Appendices: State Landlord-Tenant Law Charts  State Landlord-Tenant Statutes  State Rent Rules  State Rules on Notice Required to Change or Terminate  Month-to-Month Tenancy  State Security Deposit Rules  Required Landlord Disclosures  State Laws in Domestic Violence Situations  State Laws on Rent Withholding and Repair and Deduct Remedies  State Laws on Landlord’s Access to Rental Property  State Laws on Handling Abandoned Property  State Laws on Prohibiting Landlord Retaliation  State Laws on Termination for Nonpayment of Rent  State Laws on Termination for Violation of Lease  State Laws on Unconditional Quit  State Small Claims Court Limits  Landlord’s Duty to Re-rent  Consequences of Self-Help Evictions

76 Landlording 101 Workshop Landlording 101 Workshop FORMS INCLUDED: 1. Screening, Choosing, and Rejecting Applicants  Rental Application  Consent to Contact References and Perform Credit Check  Tenant References  Notice of Denial Based on Credit Report or Other Information  Notice of Conditional Acceptance Based on Credit Report or Other Information

77 Landlording 101 Workshop Landlording 101 Workshop FORMS INCLUDED (Continued): 2. Rental Documents and Moving In  Receipt and Holding Deposit Agreement  Landlord-Tenant Checklist  Move-In Letter  Month-to-Month Residential Rental Agreement  Month-to-Month Residential Rental Agreement (Spanish Version)  Fixed-Term Residential Lease  Fixed-Term Residential Lease (Spanish Version)  Cosigner Agreement  Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards  Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards (Spanish Version)  Protect Your Family From Lead in Your Home Pamphlet  Protect Your Family From Lead in Your Home Pamphlet (Spanish Version)  Property Manager Agreement  Verification of Disabled Status

78 Landlording 101 Workshop Landlording 101 Workshop FORMS INCLUDED (Continued): 3. Rental Documents during the Rental Term  Amendment to Lease or Rental Agreement  Letter to Original Tenant and New Cotenant  Consent to Assignment of Lease  Agreement for Delayed or Partial Rent Payments

79 Landlording 101 Workshop Landlording 101 Workshop FORMS INCLUDED (Continued): 4. Repairs and Maintenance  Time Estimate for Repair  Semiannual Safety and Maintenance Update  Agreement Regarding Tenant Alterations to Rental Unit  Notice of Intent to Enter Dwelling Unit  Resident’s Maintenance/Repair Request

80 Landlording 101 Workshop Landlording 101 Workshop FORMS INCLUDED (Continued): 5. Handling and Returning Security Deposits  Letter for Returning Entire Security Deposit  Security Deposit Itemization (Deductions for Repairs and Cleaning)  Security Deposit Itemization (Deductions for Repairs, Cleaning, and Unpaid Rent)

81 Landlording 101 Workshop Landlording 101 Workshop FORMS INCLUDED (Continued): 6. Terminating Tenancies  Tenant’s Notice of Intent to Move Out  Landlord-Tenant Agreement to Terminate Lease  Move-Out Letter  Warning Letter for Lease or Rental Agreement Violation


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