
                         THE VIRGINIAN-PILOT
                 Copyright (c) 1994, Landmark Communications, Inc.

DATE: SATURDAY, June 25, 1994                    TAG: 9406230341 
SECTION: REAL ESTATE WEEKLY                     PAGE: 18    EDITION: FINAL  
SOURCE: William Mazel and Albert Teich Jr. 
DATELINE: 940625                                 LENGTH: Medium

OWNER GETS COMPLAINTS OVER RENTER

{LEAD} I recently received a phone call from a real estate agent handling several rental properties near my rental house. My tenants, he says, keep junk cars in the front yard and often play loud music all night.

The caller asked me to speak with those tenants because they are drving renters away from his property.

{REST} My tenants are on a month-to-month lease and pay their rent on time. Frankly, I'm not sure what I can do about them.

On recent visits, I have not heard loud music coming from the house, though I don't inspect it late at night. As for cars, I have seen five decrepit autos in the front yard, with flat tires and grass growing between them. What should I do?

You appear to be in a tough situation. Write your tenants immediately and tell them to remove the cars because they are violating the city code.

In most areas, residents who keep their property in such disrepair are liable for criminal prosecution. Junk cars must be placed away from public view, and yards must be free of trash and debris.

If your letter gets no results, contanct your city officals to see if they can sway your tenants.

Because your tenants are month-to-month, feel free to tell them that you're terminating the lease. Give them 30 days' notice in writing, with the notice taking effect on a rent day.

If they do not move out by the appointed time, you may take proper legal action to evict them. Once you do, find a better tenant to replace them.

All this requires a lot of time and effort on your part, but your house might wind up in better condition as a result. If the outside of your house is in such bad shape, think of what your current tenants might be doing inside.

Tell the real estate agent that he and any nearby tenants should call the police every time the music becomes too loud. Your tenants could be taken to court - and fined or jailed - if they continue to disturb the peace.

Residents bothered by the noise and actions of a nearby tenant should keep a diary of the various offenses, present it to the rental agent and ask him or her to take action. In multifamily units, the owner is responsible for providing all tenants with a safe and peaceful property.

by CNB