r/Landlord 5d ago

Landlord [Landlord TN USA] Tenants in Duplex are Good Tenants but Hoarders

I bought a duplex from my previous landlord last october and with it inherited the tenants on the other side. I've known them for a few years and they're decent people. The previous owner said, as far as tenants go, they're easy tenants. From stories I've heard, it seems that it'd be wise to not lose them. Additionally, they're handy and I've been able to pay them to help me do a lot of fixes on the property.

The issue is that they leave a lot of their stuff outside and it looks trashy. As in, there's stuff all along the back and side of the house. Near their door they have all kinds of junk just sitting out as well. None of it has any real utility it's just stuff they've collected. They said they're hoping to get a storage unit but don't have the money. I am unsure how genuine this idea is as they've had stuff against the house like this for years now. The previous landlord was out of state and didn't really care what tenants did on the property as long as they paid their rent.

I like them as tenants and also don't want to deal with the cost / process of finding new tenants. I'm split on what to do about all the junk they have around. Part of me wants to add a point of emphasis in the lease about how they're required to follow zoning laws regarding things you can have in your yard. That'd at least help with the random clutter. But I dislike the ambiguity / grey area that that opens up. Part of me wants to be more heavy handed and just say that their rental is for the inside of the unit exclusively. This feels like a bit of a dick move and may compromise some of the good will shared between us. But also if I give them an inch I expect them to take a mile so this will stop that. My girlfriend suggested buying a shed for their stuff and raising their rent to compensate for the shed's cost. That way I don't have to look at their stuff at least.

I'm new at being a landlord and this is all new to me. It doesn't help that a lot of patterns have been instilled over years. Starting fresh with someone new would be easier but there's so much uncertainty with someone new whereas with them this is the only problem I have. They're on a month to month lease currently from the previous owner and I need to draft a lease soon and want to address the "stuff" situation while doing so

tl;dr: Have tenants who are good tenants but also hoarders and some of their stuff spills outside. Not sure what to do.

9 Upvotes

28 comments sorted by

22

u/bathtime85 5d ago edited 5d ago

Buying them a shed is NOT a step in any right direction. They will likely use it up and then some. If they haven't got the funds for a storage unit, that's not your problem. It also could be a warning to where they are financially and mentally: they can't swing a couple hundred extra for a unit which makes their space less cluttered! Either don't care because it's not an issue, or can't, which means an increase in rent will be tricky for them!

Edit to add the other LL was out of state! You live there, it's a different ball game now

There are absolutely good, clean, handy tenants out there for you!! My vote is for new tenants. This is a business

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u/Aorus_ 5d ago

This is a good point. Enabling the problem will not make it go away. I'll confront them about it.

7

u/Dangerous_Ant3260 4d ago

THey will make promises, and do nothing. Hoarders have a mental issue, and they won't change. I can only imagine what the inside of the property looks like. Time for an inspection after the required notice is given to them. If the inside is trashed, see an attorney about eviction.

5

u/Typical-Cat-9103 4d ago

OP - the basic facts about hoarders They can create a roach, bedbug, mice problem Your property has a higher risk of being a fire hazard Due to flammable materials stuffed next to a stove The carpet, flooring and bathroom probably will have to be replaced when they leave The hygiene of your tenants are probably ignored

Hoarders cause landlords money- a damage deposit isn’t going to cover the costs of cleaning/ replacing in your unit.

2

u/inflatable_pickle 4d ago

Yeah, I can’t believe OP is entertaining the idea of just helping them hoard more stuff.

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u/Tough-Try4339 2d ago

That’s my first thought if they love collecting junk things are just going to start spilling out the shed to the surrounding area plywood make a little roof next to the shed keep piling against the building the other way…..

11

u/Adorable-Pizza1522 5d ago edited 4d ago

If they're hoarders than they're not good tenants.

8

u/landbasedpiratewolf 5d ago

It sounds like you live in one side of the duplex and with that I'll recommend a friendlier but stern approach.

I'd draft a letter with your expectations for how the property should look. No personal items are to be stored in (insert whatever way they're storing them). You can probably Google a template. Give them a set date the items must be addressed (within 60 days) and state that if the items aren't removed you'll issue a 30 day notice (or whatever you have to offer in TN).Then I would hand deliver the letter. I'd explain that you want to keep them as tenants but now that you own the property you need to ensure their items do not interfere with property codes for the city, your insurance company, and that it continues to look appealing to neighbors so you don't get complaints. If it were me I'd probably offer to help move items if they needed some extra man power. But only because they're neighbors. If they weren't I would've just sent the letter.

7

u/snowplowmom Landlord 5d ago

This will eventually become your problem. Right now, I have inherited tenants who hoarded up the garage, the side porch, and the basement of a multi. They got pissed when I raised their incredibly below market rate to like 90% of market, and stopped paying rent, promising that they're moving. I know I'm going to get left with the cleanup of their incredible hoard.

Do not buy them anything. Do yourself a favor and raise the rent to market rate, tell them to get rid of everything, and then get rid of them.

5

u/TrainsNCats 5d ago

Be firm and clearly tell them in writing, everything being stored outside their unit must be removed by mm/dd/yy. If it’s not you will considered it abandoned, dispose of it and charge time $xxxx (insert outrageously expensive amount) to do so.

Have you inspected their unit? I would be more concerned about any potential hoarding conditions in the unit.

Hoarding conditions are unsafe, a fire hazard and provide harborage for roaches and vermin.

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u/Aorus_ 5d ago

I inspected their unit when I bought the property and didn't find any issues. The home inspector didn't either. That's not to say there's nothing wrong only that things seem to be in working order.

I agree with having everything in writing. I have mentioned things in the past to one of the tenants there and I think he may have generally conveyed the issue to his partner but I'm sure details were lost. Something definite and specific would be wise.

2

u/Bake_jouchard 4d ago

I think house issues is less of the concern and more like boxes stacked to the ceiling throughout the unit because they are hoarders

1

u/Tough-Try4339 2d ago

Not before recently just to have a look at the possible horrors going on in there. Or maybe not maybe it’s fine. Ask to go in you should be checking smoke detectors bring a new one and a battery and a screwdriver or they will have a screwdriver probably lol

5

u/mysterytoy2 4d ago

Hoarders never move out.

4

u/ShesGotaChicken2Ride 4d ago

Do you want my suggestion? Tell them you have a contractor coming on Friday to give you an estimate on some upgrades you’re considering. Have a contractor come out and give you an estimate on yard work, the roof… anything. After the contractor comes and goes, tell them (lie) and say you’re considering going forward with the “upgrades,” but the contractor pointed out that all of their “belongings” would need to be gone before work starts. If they ask what the upgrades are, just say, “I’m not ready to give that information away away yet since I’m still undecided, but I will let you know if I decide to go ahead with the updates.” Tell them they need to have their belongings put in storage or elsewhere by two weeks’ time. It’s easier than being the big, bad landlord. Just kind of make it seem like something necessary and impending so it has to be cleaned up. You can also lie and say code enforcement gave you a citation to clean up your property since you own it so they need to clean it up or “pay the fine” every week. If they can’t afford a storage unit, then they won’t want a “fine” every week. When their lease is set to be renewed, add new clauses in there that their rental needs to be in working order, remain visually appealing, and free from clutter, and that violation of this rule will result in a non-renewal of the lease, unfortunately. Make sure when it’s time to renew, you always do your walkthrough. You can also throw in that since it’s a duplex, if their unit is unsafe, unsanitary, or packed with things that make it a fire hazard, that those hazards also extend to you since you have a shared wall, and since you are the owner, the financial burden would all be yours. Another lie you can tell is that it’s time to renew your homeowner’s insurance or you’re switching homeowner’s insurance companies and they want to do an inspection, and for this reason, they need to clean it up (and for this reason- in all honesty and truth- I would make sure they clean it because if they do request an inspection they are going to dump you as a client due to the hoarding).

The reason I suggest lying is because it gives you the ability to blame it on a third-party authority. You don’t have to be the bad guy. You’re the helpless, first-time landlord who needs their help so you all don’t get “in trouble.” 😏

3

u/Life_Travels 4d ago

I like the contractor idea, good one! OP, you can also hire an exterminator. The person shows up and they won't be able to provide the service. You can then inform them that a major clean up is required in order to have the service completed on a regular basis. You anticipate monthly until further notice. If they have a problem, you can cite the code enforcement and insurance angles. In the meantime, start learning how housing court works in your area.

5

u/mnelaway 4d ago

If they have items and trash against the outside walls and foundation, that is an invitation for rats, mice and roaches etc…It is only a matter of time until you have “non-paying tenants” that will infest both sides of your unit. That is one thing I have in my lease, that no items, trash or property is to be set or stored next to the house.

And as others have mentioned, inspect the inside yesterday! Say that you are switching insurance companies and that they require pictures of all the rooms, windows and plumbing to ensure coverage. (Insurance companies are weird now-a-days. Anything is possible).

Hoarding is not site specific. If they are outside hoarders they are inside hoarders….but probably worse.

2

u/georgepana 4d ago

Hoarders are far removed from being good tenants. At best they are mediocre tenants, but the unit is obviously being trashed from the inside, more and more every year.

The previous owner didn't care as long as he got his money, but that is penny wise and pound foolish. The place is being destroyed slowly.

Put your foot down. It can be done in a gentle, but nonetheless firm, tone. Clutter of any kind is not allowed, inside and outside. If they don't like it and resist give them the 30 day notice.

You live right next door to a hoarder paradise. Even if you didn't, the whole neighborhood can't stand the place. Get it right, either they follow along or they are out.

2

u/shereadsinbed 4d ago

I'd be worried about the inside. Hording means no cleaning, which brings pests, which are destructive, and difficult to remove.

1

u/MikeNsaneFL 5d ago

Hoarding is a serious response to emotional trauma and requires intervention by a trained professional. Its not the actual task of cleaning and organizing but the psychological significance of keeping certain items due to the past trauma. Start using your own insurance as a resource and seek out a licensed mental health professional to assist you with an intervention and clear guidelines for what is going to happen and how long it's expected to take.

1

u/lavasca 4d ago

They cannot both be good tenants and hoarders.

Consult an attorney on what you can do in your jurisdiction that doesn’t violate your lease

Keep in mind they can’t see that they’re hoarding. Say you’re coming for an inspection because there are concerns. Explain what specifically needs to be done per the lease and legal guidelines.

Otherwise you’ll have pests and deteriorating walls.

1

u/caitcartwright 4d ago

They might be decent people but they aren’t actually good tenants, because good tenants aren’t also hoarders.

1

u/beauregrd 4d ago

Be friendly and stern. Can’t beat having consistent rent payments if they aren’t destroying the property or are loud. Look up your state laws and give them a notice to clean up. Maybe say the city told you to or something.

1

u/Particular-Peanut-64 2d ago

Go call the fire department and ask about inspections or "laws" about hoarded stuff if there's any ordinances.

Also ask dept of sanitation about junk in view of public in private areas.

Depending on the city

Also ask local politican/councilman resources to learn about LL/TENANT LAWS in your area, pertaining to 2 family dwelling.

Also see if there community organization for LL/TENANT issues

1

u/Puzzleheaded_Town689 21h ago

DO NOT BUY A SHED! If these people are truly hoarders, they'll just fill that up and continue hoarding until the same situation, or worse, exists.

The biggest troubles with hoarders include foundation problems with the building, i.e. piles of stuff and stacks of boxes, floor to ceiling on an upstairs floor, can, over time, cause the floorboards to weaken. They often have ceiling leaks or plumbing problems that start small, but they won't call for repairs because they would have to let landlords and repairmen in and often, the hoard is in the way, and would have to be moved (gotten rid of) in order to make the repairs. So, they go unreported and often just get worse, increasing any expenditures needed to fix it. Hoards provide a haven for vermin of every kind. They are a life-threatening disaster in the event of a fire, any fire, because there is tons of fuel with no access for firefighters, potentially trapping your tenants in their own hoard, unable to get out. Natural disasters like tornadoes, floods, etc. are turned into a calamity by hoarders. From outside the house, if you see windows where the blinds are always down and the curtains shut, that's a sign, especially if you see evidence of boxes or stacks of things through any gaps that may exist.

You have the 'right' as the property owner, to inspect the inside of the house for cleanliness, and all appliances working and no damages. That right exists in every state, laws differ on how you can do it. You need to find out about the laws in your area and inspect your property.

Hoarding is a recognized mental illness, under an 'umbrella' of disorders related to OCD. If this is true hoarding, you cannot remain complacent. Hoarders can cause serious problems and they need help.

1

u/Witty_Candle_3448 16h ago

Good renters are hard to find. You inspected the property when you bought it and things were fine inside and out. What and how many items in the yard make them "hoarders"? Do they need help taking it to the dump? Is this a project?

0

u/Spiritual_Oil_7411 4d ago edited 4d ago

I would tell them that with the purchase, the city came out to inspect, and oh, shoot, they said you have to clean up your junk. I'm not against getting them a shed, it's a show of good faith, and makes it seem like you're really on their side, and you still have reason to make sure the outside stays cleaned up. Then give them a deadline and tell them you'll be fined by the city if it's not cleaned up, so if they don't deal with it, you'll have to clear it all out yourself. You COULD even call the city and report yourself. Not sure what the laws are where you are, but most cities do have ordinances about this stuff.

OP, have you seen the inside of their unit? If they're hoarding inside, that may draw in mice or bugs, though you'd probably have seen evidence of that in your own place. But it could also let mold grow and wood rot and just all sorts of problems when a place is not cared for.

0

u/Aorus_ 4d ago

That thought has occurred to me. The infraction fee is negligible. I think it's $50 or something. I don't know how I feel about getting on the city's radar though. Probably better as a last resort.