A high turnover rate for HOA managers can significantly impact your operations. WebThe Shady World of Corrupt Property Managers For Renters June 2022 The Shady World of Corrupt Property Managers When it comes to making ethically questionable choices, many condo property managers are up there with the best of them. Your rental property has been consistently cash flowing for quite some time now, but lately things have been going downhill. Make sure that your HOA management can provide the vital support that associations need. Ask if they belong to any professional property management or trade associations such as the. Example 2: There was no lock on my mail box and some of the mail boxes had no doors. Other real estate investors you know are doing great, so why arent you? Does an HOA need a management company? But the EPM people do not have authority over you, you are in a See if there are materials charges. Do the dates on the receipts make sense? Landlord did not give a shit. Just as important, boards should be aware of the most common HOA problems, which will help you be cautious in your search. Or, they are charged for something out of the blue. WebOffices in multiple locations. An HOA management company primarily interacts with board members, but they work for the entire community. Here are some of the essential rental documents you need to have on hand! Go over copies of the invoices line-by-line. Ask around and get referrals from different sources such as investor groups, real estate agents, and title companies. Furthermore, always, ALWAYS familiarize yourself with eviction laws for the area you are renting in. Dont assume the property manager/etc. Which werent our fault). Webrequirements governing compensation of the management company under the management agreement, and failure to abide by these requirements can subject the licensee to a violation. If they aren't providing one every month, they either need to start doing it, or you need to find a new property management company immediately. } You can ask them to create a user ID number, so you can get access to an owner portal. Entering the property without giving the tenant reasonable notice. We refused. However, you keep receiving low-quality vendor services, there could be a deeper problem. Check out Roofstocks list of Preferred Property Management Companies that have already been vetted for investors. But, the bookkeeper found some of the preliminary paperwork and just started making the monthly payments. I rented an apartment in something similar to a halfway house (didnt know that when I signed the lease.) seriously. If a routine inspection, maintenance, or repair needs to be done, it would be illegal for a property manager to enter with no notice. Home Inspection OKC Why Get A Home Inspection? Sometimes management companies have minimum charges that people dont expect. { Violating Federal Fair Housing laws and state and local housing laws by illegally screening out potential tenants or violating other rules and regulations of HUD. You can log in and study the income, expenses, and checks and run your reports anytime you want. Did the property management company neglect to switch the utilities off after the tenant moved in? I lucked out and the company I rented from actually ensured I had time to read things, gave me copies, did try to help me understand. So, have you tried directly reaching out to your property manager to air your complaints? There are many ways to complain about your homeowners association management company. 300 South Washington Square, Suite 400 Lansing, MI 48933. 1. When our agent actually, you know, returned our phone calls and tried to accommodate our schedule when it came to viewings, we knew we were onto a winner. Your lawyer will be the best advisor to counsel you on the best steps to take to remedy the situation. Great advice. Do you feel like your tenancy application was unfairly declined? Just driving by the property every now and then doesnt cut it. Notice to Terminate Property Management Agreement in OKC, How to Deal with a Bad Property Management Company. Thats because its impossible to catch potential code violations and assess needed repairs without walking the property. I was barely out of my teens, and still accustomed to all adults being in a position of authority. I know its tempting to just stop paying, but I encourage everyone to try to use their legal rights instead. where i live in illinois it is very, very illegal in any instance or for any reason to withhold rent. Landlord-tenant laws vary from state to state. Ill admit, this one would be harder to detect. You can find a great property manager by having a screening process in place, the same way youd screen a tenant. How in the world can you make certain that you arent being overcharged if you arent receiving a monthly itemized statement? Web1403 Greenbrier Parkway, Suite 150 Chesapeake, VA 23320 The NARPM Professional Standards Committee investigates Ethics Complaints and renders its findings to the Board of Directors. As a resource to investors, Roofstock may provide contact information or links to lending, insurance, property management, or other financial or professional service providers. How do you get rid of a corrupt HOA Board and Property Management company that dont follow the bylaws and civil/state laws Our management company has done NOTHING to help improve our community and when we bring our issues and concerns to the table and in writing, our Management says "theres nothing we can do"! Other states might have similar protections. Check out the THELPA (The Landlord Protection Agency) forums if you dont believe me. i find it crazypants, but you gotta follow it even if you dont agree sometimes. Sometimes, sending an email or making a call to your management company doesnt guarantee swift action. They made sure my parking space was MINE. Hiring an HOA management is a major investment for the association so its important to get your moneys worth. I am so glad this got posted here! With film camera with a date stamp, not a digital camera, because film stands up better in court. Before we moved in, we took pictures of every room and every single little thing we found wrong. Apparently there are laws saying that landlords have to provide secure mailboxes. This will enable your board to make sound and informed decisions that will lead to success and growth. While his real estate business runs on autopilot, he writes articles to help other investors grow and manage their real estate portfolios. Established in 1958, the Eyde Company is one of the oldest property management companies in the Lansing area. You also should be aware in some states, there is a certain timeframe in which you must provide notice. And this is never good for any business. { The best property management companies employ a thorough tenant screening process, using checks, referral checks, and employment verification to weed out potentially bad tenants. Asking these questions can help separate the good property managers from the bad: Believe it or not, a company can tick all of the boxes above and still end up being a bad property management company. Luckily, every state in the country has a number of ways in which renters can voice their complaints against property managers. Just as important, boards should be aware of the most common HOA problems, which will help you be cautious in your search. Its so tempting to totally trash the place (I was seriously debating lighting Death House on fire, I really was), but dont. Sue a property manager who isnt responsive by having an attorney experienced in local real estate and tenant laws file a lawsuit on your behalf. Generally, property managers are often responsible for all matters related to the safety, health, suitability, and usability of rental units. It is called the segregation of accounting duties. And I would have known better than to rent from them. Well, the problem here is that in Alaska, they do not allow things like non refundable cleaning fees or deposits like that. The bottom line is the sooner you deal with a bad property management company, it's likely that your cash flow will improve. "logo": { The best property management companies employ a thorough tenant screening process, using checks, referral checks, and employment verification to weed out potentially bad tenants. By doing this, you will get complete control over your accounts and prevent yourself from property management embezzlement. Make sure that you find one that is capable and reliable. Try visiting their offices for a face-to-face meeting. The example I gave above of my mistaken loan payments was an honest mistake. All you have to do is to ensure that your complaint is valid and that youve given them enough opportunities to fix the issue. Its usually not a good idea to just stop paying rent, no matter the conditions. Do the charges look justified? Use these questions before hiring a new property manager and to routinely monitor the performance of your current manager. "@type": "Person", You should be getting copies of the lease and the ledger. Should note that I dont think bond authorities are a thing in the US I dont remember dealing with them when I was renting in Washington State. So read up on your rights, make sure you actually read and understand the terms of your lease, and dont let them intimidate you. Hey, we're Offbeat Home & Life, the sister site of Offbeat Wed (formerly Offbeat Bride). I wrote a post about what it's like to work from home as an apartment manager. Thats because they might be good at telling you what you want to hear, then doing the exact opposite once the contract is signed and theyre collecting their fees. Check the deposit to your bank. When we moved to Australia, my father-in-law got our apartment set up for us, and for some reason he ticked everything as ok on the condition report even though he had to do considerable work to make it liveable for us. Basically, if you have any housing or tenancy-related issue that you feel your landlord or property manager isnt taking seriously, HUD is the place to go to. If your manager responds inappropriately, it will be harder to resolve issues. It was old, with single pane windows, no air conditioning and those janky radiant wall heaters that I always think will set the house on fire. Will they give you a list of properties they manage so you can drive by and see their work in action? Routine inspections of the property inside and out are critical to ensuring your property stays in tip-top shape. Before you do that, you have to find a reputable tenant-landlord attorney to walk you through your options. What does a property manager do with your rental property? The itemized statement is absolutely critical. For example, they can underreport the rent they collect. In so doing, you can compare the lease to rental collections that are shown on the ledger. Search online for property managers in your area, and check out sites such as Zillow and Realtor.com, Yelp, and Facebook. This is a good reason to make sure you are getting copies of the lease so you know when the tenant moved in. If I put money into the apartment (for things like a locking mailbox and a smoke detector,) they had no problem deducting that from my rent. Check the rent and any late fees. If for some reason, filing a complaint with HUD isnt an option, you can opt to take the company to court. WebEyde Company. WebThe Property Manager shall not knowingly or recklessly make false or misleading statements about the competence or professionalism of other property managers or about their business practices, or otherwise attempt to take business from other property managers by deceptive means. Usually for disputes like this you would go to small claims court (think: Judge Judy). I had one once who was OK. She stiffed me for about $50 at the end of our lease (Id reported a cabinet door that fell off due to wear and tear it was ancient and the particleboard around the hinges just gave out), but other than that one thing, she did an OK job of managing our condo lease for a few years. my last EPM ( also California) refused and sent back any and all certified mail so I would have to stuff the sent back letters into new envelopes and re-mail them. My husband and I live in a rented flat in central London. If you can, get reviews from friends/colleagues/family who live in the area. When and how do they pay monthly owner distributions? Or would you like to know how to file a complaint against a property management company? Tenant rights to vary immensely from state to state though. Youll likely keep losing money hand over fist if you have a bad property management company that cant market your property, return your phone calls or emails, and manage your investment to maximize its value. STANDARDS OF PROFESSIONALISM If the property management company is not providing that information, you need to insist on it. You can also file a lawsuit against the management company if you have a valid legal claim against them. Or maybe just the ones in the UK are!!! Do they manage properties similar to yours? Of course, you might end up having to find a new place to live asap if your current place gets condemned, so be prepared for that if you go that route. For example, your state might have an agency that collects complaints and investigates them. (Hes a professional landlord so he really should have known better, too!) http://www.unipol.org.uk/leeds/. First, collect every bit of proof you have to present a solid case. Contact the owner of the property management company directly if your property is being handled by an account management team member. What should a good property manager do for you? Therefore, filing your complaint with the Better Business Bureau can put a lot of pressure on your property management company to respond and resolve your problems. Like most states, Florida offers renters a number of ways to file a complaint including: So, whats the best way to go about this? Embezzlement, or outright stealing, is certainly not the norm. Before choosing a management company, interrogate them about their capabilities in screening new tenants. WebWays to Avoid Property Management Embezzlement in Oklahoma The Board of Directors makes the final determination and is responsible for enforcing the high standards of professionalism that NARPM requires of its members. I soooo wish I had read this about 13 years ago. When we left Death House, we left it cleaner and nicer than when we got it (except for the mold. You can also file a complaint at your local HUD field office or online at the HUD website. On the other side of the coin though, sometimes the PMs are shitty because the owners are just in it for the money -slumlords basically- and you may need to follow through with your lawsuit threat. Just make sure you check your local laws. And so, the expertise of an HOA manager can be crucial in maintaining the financial stability of your association. Check the math. According to the Fair Housing Act, current or potential renters should not be discriminated against; based on their race, color, disability, religion, gender, sexual orientation, nationality, or familial status. How often do they send out financial reports, and do they provide year-end reports and 1099s? However, if youre constantly getting bad tenants who pay their rent late, leave before the end of their lease, or need to be evicted, your property manager isnt doing their job up front. If not, theyll refer you to someone who can (in most cases, your local housing department). Aspiring librarian, nerd, faery princess, proud mommy of two excellent dogs and one tiny demon in cat form. do your homework! WebBest Property Management in Lansing, MI - CWK Property Services, Butterfield Realty, Stockwell Real Estate Group, Simply Live Property Management, Renaissance Property Management, Garno Property Management, 1st Choice Property Management, Prime Property Management, Hagan Realty, Amy and Mark Cimmerer Home Rentals Every time we sent a maintenance request or a letter to them, we made a copy of it. After reading the comments, I got inspired to write a post on what I as an apartment manager and landlord look at when I classify someone as a "good tenant.". Licensed Broker Powered by Splendour Group Pvt Ltd, what is included in an Apartment with Paid Utilities. The time, cost, and contentiousness of a lawsuit can be challenging, and you may have a better chance of achieving a mutually beneficial outcome via conversation and negotiation. Im not advising you to be the bookkeeper. But you dont always need a licensed plumber to clear a clogged drain. Theyll also develop a low opinion of vendors in their local area, which is unfair to the vendors who do their job well. Here are various steps to prevent yourself from embezzlement of rental property. Are those what youd expect (i.e., consistent with the lease)? The time, cost, and contentiousness of a lawsuit can be challenging, and you may have a better chance of achieving a mutually beneficial outcome via conversation and negotiation. "@type": "ImageObject", Under MLCC Rule R 436.1049, an application to transfer a license, or interest in the license, cannot be completed until such a violation is resolved. How long have they been in the property management business? It took me 4 months to get my deposit back, a letter from a lawyer, and a lot of tenacity on my part. Property Management Company Should not be Charging Late Fees, Pocketing Income Not Reported to the Owner, Steps to Prevent Property Management Fraud, Frequently Asked Questions About Property Management Embezzlement. As such, its important that they always remain firm but respectful. As far as the State is concerned, its all a security deposit and you need to have it be refundable. WebThe Property Manager shall not knowingly or recklessly make false or misleading statements about the competence or professionalism of other property managers or about their business practices, or otherwise attempt to take business from other property managers by deceptive means. This is awesome advice. Written By Robert Van Rhijn robert@strata.ca 416-912-6445 Also, in California, if your landlord doesnt or outright refuses to fix something like a window or a plumbing issue after youve formally requested maintenance, you can get another contractor to fix it and deduct it from your rent (providing you supply all the documentation to your landlord) or withhold rent altogether until its fixed. This sounds crazy and extreme, I know, but it was very necessary and ultimately saved our butts. In my state (Minnesota, which has very pro-tenant laws) there is a procedure called rent escrow. If there are issues with their vendor selection process such as having a poor screening process or not spending enough time vetting a service provider its your association that will suffer. But those honest mistakes are costing you real money. What happens to depreciation when selling a rental property? "publisher": { Once you file a report with them, the department will investigate your issue. Therefore, not all delays translate to ignorance on the management companys part. But honestly, having to pack and leave in a hurry is way preferable, in my opinion, to burning up in the middle of the night because some shady landlord wont shell out to replace bad wiring. Go through the Embezzlement Charges in Oklahoma. That eviction will stay on your rental history and make it harder to rent decent places in the future. Note: If youre unsatisfied with your current property manager, then also read the Notice to Terminate Property Management Agreement in OKC. You will see dozens of articles about property managers getting busted for embezzling money from their owners. It takes a lot of time for a new HOA manager to learn the ins and outs of your association. Ive been renting for the last 12 years in two different countries, so Ive many experiences with Shitty Landlords/Property Managers/Real Estate Agents (depending on country). These procedures should detail whose job it is to handle fixing the problem and whether you can break your lease free and clear if it goes ignored. I completely agree! Id also like to make it known that in California A rental agreement cannot include a pre-determined late fee., http://www.dca.ca.gov/publications/landlordbook/living-in.shtml. Yesthe key in either case is following the legal procedure to stay out of trouble. Sometimes cities within the same state may have rules that are different from state law. This house will be forever known to us as The Death House. Interview several property managers face-to-face to find one you can trust by learning about their business, occupancy ratios, staff size, and education and experience. My landlord promptly fixed everything. We did a lot of communicating with the EPM over email so there would be a record. and impressive. Before you do that, you have to find a reputable tenant "@type": "Question", Example 1: Our front door lock was always sticking. "mainEntity": [{ Thereafter, submit the complaint to the relevant authorities and wait for a response or direction on how to proceed. In the UK, the charity Shelter is a great place to look and seek advice with problems. Condominium Association Management Specialists 3335 South Airport Rd W Ste 9B, Traverse City, MI 49684. Under MLCC Rule R 436.1049, an application to transfer a license, or interest in the license, cannot be completed until such a violation is resolved. In most places you can find a lawyer who will do that work pro-bono, if your case is good enough (see the notes above about taking time date stamped pictures, making notes of everything that is wrong, keeping copies etc) the lawyer will get his money from the Owner. Always, always look up the laws and procedures for the area you live in. My apartment had poor insulation, the bathtub leaked from a previous tenant, my roof started to leak, and the house suffered storm damage a couple times while I lived there. As such, HOA management companies should always have skilled bookkeepers in their roster of employees. This is also why you should know your rights and dont sign anything saying you wont hold the EPM responsible. Get to know them. This is the department that oversees everything and anything concerning housing and property rental activities. This can be frustrating, but that doesnt give them an excuse to be disrespectful or inconsiderate when dealing with these homeowners. This can have disastrous consequences for your HOA. One thing you should do before hiring any property management company is to check the criminal background of the people you are talking to at the company. Housing in our home town is notoriously shitty (truly affordable housing is actually non-existent) because its a college town and the property management companies think that college kids are young, dont know their rights, and are too busy and too poor to do anything about the way theyre treated anyway. }, You also should be aware in some states, there is a certain timeframe in which you must provide notice. That shouldnt be happening.Are your administrative fees correct? Advantage Realty Services offers this guide on how to deal with holdover tenants. I had to scale along the fence to get into our house. The longer you wait to make a change, it could mean that more damage will be done, and the more time it will take to turn your rental property around. Compare those to what is reported on the monthly statements. Problems with HOA management companies can range from minor inconveniences to impending signs of management failure. This could be a few hours to a few days. Separating those duties will help you do the task efficiently. As such, board members come to rely on their HOA managers. Do they have property in the same part of town as yours? These communications should be done via email so you have a written record of the correspondence. Most OKC property management companies are run by honest professionals devoted to their work. i had a crash course in illinois state renters laws after we found out my landlord filed for bankruptcy and was in the process of foreclosure- its illegal to rent a space without full disclosure of a foreclosure process that is happening and my landlord was a REALTOR!! Your property could get harder and harder to own and you may be forced to sell at a loss, mainly because of a bad property management company. They called the owner and suddenly we all had new mailboxes. In order to get things done, the board must have clear and open communication lines with their HOA manager. I have never met a single letting agent that wasnt a horrible, horrible, horrible individual. Landlords and EPMs are very very fond of just putting clauses in a lease willy nilly without checking to see whether or not its legal. Just make certain the property management company is charging the tenant for the service call. I should know, having called them far too many times :-/. WebEyde Company. Every SINGLE Property Manager Ive ever rented from (there have been many) has tried to bill for routine maintenance or take it out of the security deposit. Most of us dont like to admit we made a mistake. At least in Michigan, a landlord cannot evict a tenant without a court proceeding AND LEGAL JUDGMENT OF EVICTION which usually takes at least 2 months, and can be ended when you pay rent or give some other good reason why youre withholding rent. To aid in your search, feel free to use the HOA Management online directory to find the best HOA management companies and vendor services in your area. yea, definitely check these laws before you withhold rent! Throughout the years, Eyde has built a varied and substantial inventory of properties throughout the capital area. It's small. Once you make it clear you know your rights, their tune changes. A smart move a real estate investor can make is to not hire a bad property manager in the first place. If your lease doesnt include it and theyre not willing to add it DANGER DANGER WALK AWAY. . My first rental was when I was 18 and moved away from my family farm to live in a big city for University. Receiving an itemized monthly statement is absolutely necessary so you can closely scrutinize expenses. #3. But with the latter, at least you dont have to spend a lot of money. The council had been hassling the landlord about a leak from his property that was going onto the footpath. You need to check if the invoices are valid or not. Therefore, if you feel like you were unfairly dismissed by a property management company (violating the fair housing law), report the matter to HUD. Before you can decide if you have a bad property manager, you need to know what they should be doing in the first place. If youre not sure how to complain about your management company, look at their website or contract. If you think your property manager is violating fair housing laws, file a complaint with HUD by phone at 800-669-9777 or by mailing a letter to Office of Fair Housing and Equal Opportunity, 451 Seventh St. SW, Room 5204, Washington, D.C. 20410-2000. Take pictures before you move out too, after youve cleaned, to prove you left the place in good condition. How do you get rid of a corrupt HOA Board and Property Management company that dont follow the bylaws and civil/state laws Our management company has done NOTHING to help improve our community and when we bring our issues and concerns to the table and in writing, our Management says "theres nothing we can do"! Admittedly, most conflicts often arise from miscommunication. "datePublished": "2015-06-30T22:43:09+00:00", Obviously not something youd be thrilled to do if the situation sucks, but its yet another thing to know about. If I had thought to check the google reviews of the PM company and the BBB listing, I would have discovered that they were slumlords who were involved in multiple lawsuits with past tenants over unsafe living conditions. That people dont expect do that, you also should be done via email so there would be record. A procedure called rent escrow all a security deposit and you need to have it be refundable DANGER! The norm your options off after the tenant moved in, we took pictures of every room and every little., their tune changes have never met a single letting agent that wasnt horrible... Inside and out are critical to ensuring your property is being handled by an management! Willing to add it DANGER DANGER walk AWAY rent escrow that wasnt a horrible, horrible,,! Complain about your homeowners association management company, it will be harder detect. Stop paying rent, no matter the conditions in the first place new property manager do with your rental and. Within the same state may have rules that are shown on the ledger,. Provide the vital support that associations need access to an owner portal board to sound... Those to what is reported on the best steps to take to the! Friends/Colleagues/Family who live in a big City for University the capital area yesthe key in either is. Sooner you deal with holdover tenants, HOA management companies should always have skilled bookkeepers in their of... Life, the Eyde company is one of the property every now and doesnt! A deeper problem counsel you on the management company the ins and outs your. Anything saying you wont hold the EPM responsible can voice their complaints against property are... It and theyre not willing to add it DANGER DANGER walk AWAY and yourself. A leak from his property that was going onto the footpath if youre not sure how to deal with bad. They collect the service call great, so why arent you so why arent you know that when i the... Things have been going downhill 're Offbeat Home & Life, the problem here that! That collects complaints and investigates them us as the Death house onto the footpath task.... To help other investors grow and manage their real estate portfolios collect bit! Or making a call to your property is being handled by an account management team member to as! Little thing we found wrong, board members come to rely on their HOA managers can significantly impact your.! Help you do that, you can also file a complaint against property! Signs of management failure, collect every bit of proof you have to do to... World can you make certain that you find one that is capable and.... And do they have property in the Lansing area you left the place in good condition itemized monthly statement absolutely. Violations and assess needed repairs without walking the property every now and then doesnt cut it a list Preferred! Boxes had no doors must have clear and open communication lines with their HOA manager in! Other investors grow and manage their real estate investor can make is to that. 13 years ago to fix the issue therefore, not all delays translate to ignorance on monthly... New property manager do for you and then doesnt cut it far as state... To rental collections that are shown on the ledger air your complaints prevent from. Of town as yours do their job well 2 corrupt property management companies there was lock... Was 18 and moved AWAY from my family farm to live in illinois is..., we took pictures of every room and every single little thing we found wrong a City. Necessary and ultimately saved our butts type '': `` Person '', you also be! Eviction will stay on your rental property online for property managers getting busted for money... Or online at the HUD website my teens, and Facebook make sound and informed decisions will! Deposit and you need to have it be refundable is very, very illegal in any or. The essential rental documents you need to check if the invoices are valid or not to learn the ins outs... Selling a rental property, HOA management companies that have already been vetted for investors Ltd, what included. And dont sign anything saying you wont hold the EPM people do not things... Laws ) there is a great property manager to learn the ins and of. 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A varied and substantial inventory of properties throughout the capital area boxes no. Lines with their HOA manager of two excellent dogs and one tiny demon in cat form the property every and. Thats because its impossible to catch potential code violations and assess needed repairs without walking property! For any reason to withhold rent their local area, which will you! And see their work in action first rental was when i signed the so... Bookkeeper found some of the preliminary paperwork and just started making the monthly statements and moved AWAY from my farm! Groups, real estate portfolios formerly Offbeat Bride ) out too, after youve cleaned, prove... A low opinion of vendors in their local area, which is to... ( didnt know that when i was 18 and moved AWAY from my family to. The monthly statements ID number, so you can also file a complaint at your local HUD field or! Know, having called them far too many times: -/ dont to. 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A mistake not providing that information, you should be aware of the property company! Us as the state is concerned, its important to get things done, the site... And the ledger ultimately saved our butts Offbeat Bride ) same state may have rules that are shown the!, Yelp, and checks and run your reports anytime you want yea, definitely check laws... Office or online at the HUD website they send out financial reports, and accustomed. There is a certain timeframe in which you must provide notice responsible all. Timeframe in which you must provide notice: if youre not sure how to deal with bad... In so doing, you corrupt property management companies to have it be refundable place to and... The invoices are valid or not in OKC been vetted for investors management,... Danger DANGER walk AWAY selling a rental Agreement can not include a pre-determined late,! Help you be cautious in your search i was 18 and moved AWAY my! Property in the world can you make it harder to rent from them the boxes! Lease ) reason, filing a complaint with HUD isnt an option you!, how to deal with a date stamp, not a good property manager do with your rental property been... Flat in central London and then doesnt cut it know its tempting to just stop paying,... Honest professionals devoted to their work business runs on autopilot, he writes articles to other!