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shadyrn

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Posts: 11
Reply with quote  #1 
Long story short- rented home in November when it wasn't selling. Tenants are unmarried couple with 5 kids and a dog. Have paid rent on time since moving in. Comments from neighbors suspecting drug activity. House kept up properly. He was arrested end of january not at property for heroin and gun, and we were working on what we were able to do about this. Background check in Nov said "No criminal record in OH"
House was raided last week- found heroin, crack, digital scales, wads of money, another gun. Police broke down door. Have started the eviction process. Court date in 2 weeks.
 I am just distraught about the whole situation- I have to get over my guilty feelings of not screening properly- another LL website had plenty of people telling me it was all my fault- I am learning the hard way.
Am hoping these people get out quickly. Really not thrilled at idea of continuing to rent out the house, but definitely cannot afford 2 house payments while we wait for it to sell. Feeling very stuck and helpless. Any ideas and past experiences would be appreciated!
Marytmary1978

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Posts: 445
Reply with quote  #2 

It is much cheaper to leave a place empty than to rent to a bad tenant.  Take your time, and find a good tenant. 

 

 Read your state LL/tenant laws so that you know them.

 

Keep your eye on the fact that long term, having a rental can be a very good thing. (yes it can have some major frustrations)

 

Search this site for a list of advice-- there is a lot of it.  Check out OHlandlord's responses.  His seem to be spot on and consistently good, and very professional.

 

 

OHlandlord

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Posts: 3,761
Reply with quote  #3 

Thank you Mary.  A drug raid on a property.  In OH?  Get ahold of the narcotics officers or the drug task force.  Get a copy of their report.  Let them know you are distraught over having inadvertently rented to these people.  Let them know you want to evict them pronto.  Ask for copies of their reports and any evidence list they pulled showing alleged drugs, scales, paraphenalia, etc.  Take all of it to court with you.  If you can get one of the task force to go to your hearing, even better.  I have had good help from the task force in giving me reports and showing up in court for me (at least the 2 times I had this propblem).  They don't want those people in their area any more than you do.  FYI:  OH law does allow for an expedited eviction giving only a 3 day notice to vacate prior to filing for any drug raid, whether or not anyone was arrested.

shadyrn

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Posts: 11
Reply with quote  #4 

So, I must be doing some things right......posted 3 day notice morning after the raid. Have talked to the detectives- they gave me their numbers. Filed for the eviction Wednesday, court hearing set for March 21st. Have copies of the arrest reports (all available online through the Lucas County Clerk of Courts) I will follow through with seeing if detective will show up for hearing. My former neighbor is a cop, and he heard more about the details of the arrest, said both tenants were acting horribly- and there were 5 kids under the age of 12 witnessing the whole thing. I found out last night that the arrested tenant is out on bail as of last night- I am fearful for all involved- the neighbors, my family- maybe I am overreacting, but better to be safe than sorry. This is just making me sick!! I'm hoping these events happening means immediate eviction, regardless of the terms of the lease......I have been to the house with insurance adjuster- there are no signs of them getting ready to leave- that's my biggest fear- I was once a "helper" when my boss evicted a single girl in a 1 bedroom apartment- this is a 4 bedroom house!!! I am not concerned with the condition of the house which so far is ok- it's just a house, just things- I fear any further distress or harm to my neighbors. Thanks for the info and support! 

OHlandlord

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Posts: 3,761
Reply with quote  #5 

Get copies of the drug raid paperwork - the warrant, the report, & the evidence list.  Just having a raid of some sort and someone arrested isn't enough to evict.  (They could have been looking for a person with an outstanding warrant for who knows what without that evidence.)  But OH law specifically says if the place was raided for drugs you can.  So you need that warrant and the report from the drug raid to show that was the reason for the raid.  The evidence list from the task force would back it up by showing the alleged drugs they found.  Then it should be an easy eviction.

shadyrn

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Posts: 11
Reply with quote  #6 

This is good information to have- I do have a laywer, and have asked what documents to prepare, did not get a reply.....if we do continue to rent out our home, I will definitely be looking for a new laywer! OHlandlord- any you know of in Northwest OH?

Marytmary1978

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Posts: 445
Reply with quote  #7 

Find a lawyer that practices LL law.  Do not use a "real estate attorney".   If you use an attorney that does not practice LL law, you will end up paying for him/her to review the laws and may not use them correctly.  Experiance counts.  You can google to find one in your state.  here is one I found that popped up when I did it

http://www.ohioevict.com/

 

I have no knowledge of this attorney.  Ask for references!

shadyrn

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Posts: 11
Reply with quote  #8 

Thank you for the information, I will have to post here after the hearing- i have a feeling I will have more questions once this occurs

OHlandlord

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Posts: 3,761
Reply with quote  #9 

Have an update for us shadym? 

shadyrn

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Posts: 11
Reply with quote  #10 
Thanks for asking! Things have been a whirlwind. In a nutshell, the raid happened march 1st and on April 2nd we regained posession. They packed their belongings, left peacefully and did not intentionally damage our home. Don't get me wrong, it was terrible to see the conditions they were living in- it was FILTHY. The babies' room smelled like urine even after we had carpets professionally cleaned, carpet and pad may need to go. Dog was chained in yard and dug HUGE holes. the preteen girls wrote dirty words in permanent marker in the back of a door, and for the life of me I can't figure out some of the liquids that dripped down walls in bedrooms and other rooms!?!?!? We were at the house cleaning and a detective showed up- they had just got a federal warrant to pick him up and were hoping he hadn't moved out yet.....we were informed he served 15 years in federal prison for robberies with a sawed-off shotgun (he's only 35)......it is unreal to me that I paid $40 for an online search that showed "no criminal records in Ohio"---THANK YOU to all of the LL's on forums that have pointed me in the right direction!!!
Just for the heck of it, even though we are still prepping for next renters, we posted it for rent on craigslist Tuesday- we have had 6 parties through and utilizing all of the tools I have found here and on other forums, we have a family with no criminal records, "A" credit rating that are being transferred here May 1st and are making all necessary deposits next week (it was kind of funny- using a new tool for checking a criminal history, both husband and wife came back with "no records found" on national screeing- so to "test", i paid for another screen on the deadbeat we just evicted- report was 7 pages long)

OHlandlord

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Posts: 3,761
Reply with quote  #11 
Now you see why I say to check that background check company.  Most companies say "nationwide" or even "statewide" checks.  But many of those companies don't check every state, or even every county or parrish in that state.  You need to be sure the company you choose does cover the area you want checked. 

As I posted in another thread, I took over an apt. complex.  The former manager said all tenants had been screened.  They had, but the company they used didn't check that part of our state.  What good was that?  Many tenants had previous evictions, convictions for theft and drug charges, etc.  They never showed up on the screening because the company didn't check those counties.  It only checked select counties of the state.

And even those companies that do check all the online counties cannot check those counties that aren't on-line yet.  We still have several counties in OH that aren't online for searches.  I'm sure other states are the same.  For those areas, either you have to fax in or call in a request for records to the clerk of court.
Marytmary1978

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Posts: 445
Reply with quote  #12 

Shadryn

 

Care to tell us who you found  did a good goob for your background test?

shadyrn

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Posts: 11
Reply with quote  #13 
Quick Check Credit Reports, Inc.
I had to fill out application and send documentation for access. They have 2 options- you can have an onsite inspection in order to access full credit reports, or have the complete a Tenant Scorecard with pass/fail criteria. You can order a criminal background check separately as well. It gives instant online reports. Any feedback from others knowing anything about this service, let us know.
tomy

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Posts: 10
Reply with quote  #14 

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tomy tomy
The_RRD

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Posts: 58
Reply with quote  #15 

The Rent Rite Directory offers a free Rental History database to Property Managers and Owners that allows members to input as well as search evictions (before they hit public record), tenants who skip out on rent/collections, proxy renters (those who rent on behalf of unauthorized tenants ie: drug dealers, sex offenders, convicted felons), those who commit lease violations, property damage, and on-property crime. http://www.therrd.com Please help share information with other Real Estate Professionals. 

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