Dipsh*t Landlord Arrested

[thesomersteam]

Thanks for sharing that video link. Simply unreal. There is already a lot of Craiglist scammers out there that market and advertise a property for rent that they do not own. They will collect money for a property that they do not own as the rental rates are so low people get sucked in. This situation is just out of control in regards to what the landlord did and has been doing. Just crazy...

[ArcticSplash]

Thanks for sharing that video link. Simply unreal. There is already a lot of Craiglist scammers out there that market and advertise a property for rent that they do not own. They will collect money for a property that they do not own as the rental rates are so low people get sucked in. This situation is just out of control in regards to what the landlord did and has been doing. Just crazy...

The City of Philadelphia has an extremely poor track record prosecuting white collar crime, to the point that it just simply doesn't and leaves it up to state and Federal authorities to do it.

Bad landlords are not booted out of the market in this town; so if you do not do your own research, you are at your own risk. There is really only a couple of stores of data that give you enough hints at whether or not your landlord is probably not a good idea.


Here's how you do a landlord background check for free:
Philadelinquency - Landlord Background Check

[phillydeveloper]

A renters license is only required prior I an eviction. If you withhold rent because a LL doesn't have one, he will get one before the court date and they will make you pay all the back rent plus late fees. Be careful. Most landlords don't get the license because of the cost (even the good ones).

[ArcticSplash]

A renters license is only required prior I an eviction. If you withhold rent because a LL doesn't have one, he will get one before the court date and they will make you pay all the back rent plus late fees. Be careful. Most landlords don't get the license because of the cost (even the good ones).

No, that is not correct. A Certificate of Housing Suitability and the rental license is required PRIOR to you writing a lease. This law (for the Certificate only) was suspended in 2008 for 3 years by a consent decree but it has since been reinstated. HAPCO (the landlord lobby in Philadelphia) was very much against the Suitability certificate but they have since backed off since really, no inspection is actually performed by L&I in order to obtain the certificate.

Most L&I inspections of rentals still only occur when an adjacent property owner or the tenant themselves file an L&I complaint.


If you are in a dispute with a landlord over repairs, you need to contact L&I (via 3-1-1) and demand a housing inspection. If a Notice of Violation is created by the L&I inspector, it doesn't matter what your landlord does... when he does try to evict you, all you have to do is produce a copy of the NOV (which you can get in the Municipal Services Building). Until the landlord clears the NOV with L&I, any eviction action is barred by the Municipal Court judge. A simple bank statement showing that you're escrowing rent is sufficient evidence of good faith that the tenant is trying to resolve the issue with the landlord. So are written letters (e-mails or certified letters sent to the landlord), stating that you are withholding rent awaiting the landlord making required repairs to bring the rental back into code compliance so that you can have "safe, quiet enjoyment" of the property like the PA Fair Housing law requires.


In fact, landlords are now required under Philadelphia Code to present a copy of this certificate to a lessee prior to the lease contract being signed. Most don't.

In practice, many landlords do not bother with getting their Rental License and also do not bother with the Certificate (which can be completed online, here -> http://www.phila.gov/li/ContentPage....l2=264&level3=) until they want to go to Landlord-Tenant Court to evict someone; and that is only because the Clerk of Municipal Court requires the housing license number and copy of the license prior to accepting a landlord's complaint at the filing desk.

Additionally, landlords are required to have a BPL number and an active BPL with the Phila. Department of Revenue. However, L&T court does not check for a valid BPL at the time of an eviction filing, so many landlords get away with not bothering to file this--unless of course the landlord has enough properties and has attracted the attention of the Department of Revenue for not reporting the rental income.


Oh yeah, two other victims of Daniel Douglas came forward: More Tenants Come Forward As Alleged Victims Of Landlord's Scam - Philadelphia News, Weather and Sports from WTXF FOX 29

[phillydeveloper]

Again, no one enforces the rental license. Only the landlord tenant court during a dispute or eviction. This, practically, it's not needed until then. That's why landlords only get them prior to the court date. Most landlords don't have them at all until an issue arises

[loveisnoise]

You're attempting to pit your reality with google know it alls and lying realtors who pretend their poo smells like roses.

Again, no one enforces the rental license. Only the landlord tenant court during a dispute or eviction. This, practically, it's not needed until then. That's why landlords only get them prior to the court date. Most landlords don't have them at all until an issue arises

[ArcticSplash]

Again, no one enforces the rental license. Only the landlord tenant court during a dispute or eviction. This, practically, it's not needed until then. That's why landlords only get them prior to the court date. Most landlords don't have them at all until an issue arises

Yes we all know that, which is not what the Philadelphia Code requires.

I just put in an L&I complaint for an illegal rental on Camac Street. This one will cause a problem with the unlicensed landlord because it's going to result in an inspection and an NOV. The tenant will stop paying next month over the dispute I'm helping her out on and she's already gotten a lawyer in expectation that he'll run to L&T court.

The licensing requirement is not getting proactive enforcement until an L&I complaint arises which is a problem. And yes, property owners get away with it. They're also supposed to report the revenue in rent collection to Revenue which is yet another problem. This lax enforcement also explains why there are so many sh!t landlords in Philadelphia. The lack of knowledge by renters on how to avoid them is the reason why they remain here.

[StrangeTanks]

A renters license is only required prior I an eviction. If you withhold rent because a LL doesn't have one, he will get one before the court date and they will make you pay all the back rent plus late fees. Be careful. Most landlords don't get the license because of the cost (even the good ones).

Not to pick on you Developer, but just as general information. If anyone here thinks they can withhold rent for some reason, yes you can. But you can't just stop paying your rent. Rent moneys need to be deposited into an escrow account with a 3rd party and the reasons for withholding rent have to be stated.

I also have to say, the number of good landlords vastly outnumbers the number of bad landlords, and the number of bad tenants vastly outnumbers the number of good landlords.

I ran into a problem with that goofy Housing Suitability Licence thing last year. They reinstated is last August and didn't send any notifications at all to landlords, I filed for eviction in September. My tenant completely worked the system, removed fire alarms, broke windows and punched holes in the walls then called L&I before our eviction court date. I wasn't able to comply with the violations because the tenant refused me access to the property therefore I wasn't able to apply for the suitability certificate. When I talked to L&I, I had to have a certified letter from the tenant stating that he wouldn't allow me access to the property. Yeah right, he's really gonna send me a certified letter stating that. It was a very long eviction process, and in the end there is no way to compel my ex-tenant to actually pay the money he owes.

I'm very upset with L&I over this situation. I ended up with a house that has a pile of bull$hit violations like cracks in the drywall and the basement needs to be pointed. Meanwhile that inspector didn't say a thing about the fact that the basement was being used as a kennel and was covered in urine, feces and fleas, the tenant had run his own electrical wiring all over the bedrooms, drilled holes in the water heater, removed cabinet doors, removed doorknobs and was a pig in general.

[ArcticSplash]

Not to pick on you Developer, but just as general information. If anyone here thinks they can withhold rent for some reason, yes you can. But you can't just stop paying your rent. Rent moneys need to be deposited into an escrow account with a 3rd party and the reasons for withholding rent have to be stated.

I also have to say, the number of good landlords vastly outnumbers the number of bad landlords, and the number of bad tenants vastly outnumbers the number of good landlords.

I ran into a problem with that goofy Housing Suitability Licence thing last year. They reinstated is last August and didn't send any notifications at all to landlords, I filed for eviction in September. My tenant completely worked the system, removed fire alarms, broke windows and punched holes in the walls then called L&I before our eviction court date. I wasn't able to comply with the violations because the tenant refused me access to the property therefore I wasn't able to apply for the suitability certificate. When I talked to L&I, I had to have a certified letter from the tenant stating that he wouldn't allow me access to the property. Yeah right, he's really gonna send me a certified letter stating that. It was a very long eviction process, and in the end there is no way to compel my ex-tenant to actually pay the money he owes.

I'm very upset with L&I over this situation. I ended up with a house that has a pile of bull$hit violations like cracks in the drywall and the basement needs to be pointed. Meanwhile that inspector didn't say a thing about the fact that the basement was being used as a kennel and was covered in urine, feces and fleas, the tenant had run his own electrical wiring all over the bedrooms, drilled holes in the water heater, removed cabinet doors, removed doorknobs and was a pig in general.

L&I is frustrating to almost everyone who encounters it.

I need to dig up the link from way back about the tenant from hell in Newark that's in court almost every day, sometimes multiple hearings a day, both filing frivolous L&T suits and fighting multiple evictions plus the spinoff cases (harassment, terroristic threats, etc).

Bad landlords also seem to find themselves with bad tenants quite a lot. The best ones are when I see a pile of cases against a landlord in Muni Court alongside a pile even higher the landlord files against tenants. The Lichsteinsteins were one such type of landlord.



I got a similar situation to yours a few blocks away from me. Landlord is absent all the time but the tenants are hell and there are four of them on the lease. L&T clerk made the landlord serve all four individually even thou they all live in the house. Couldn't do anything about the shooting, or the noise, or the PPD raid on the house, but now that they stopped paying rent, slowly the wheels are turning to get rid of them.

[ArcticSplash]

If good tenants were better at checking the Muni Court site before they rent, or calling 311 to check for a rental license which 311 can do over the phone, then bad landlords would only get bad tenants and it would frustrate them enough to start leaving the rental market.

Big apartment complexes have sites like Apartments.com where people can see reviews and judge for themselves but most rental stock in the city is private landlords and too few tenants know how to check out a property.

[StrangeTanks]

As long as were on the topic...

I would like to give some advice to folks looking for rentals. This is from someone on the receiving end of phone calls from people looking for housing.

1: Please turn off your TV/Radio when your calling a potential landlord. Or anyone for that matter.
2: Don't call me when your high/drunk.
3: If someone is screaming in the background, find a quieter place to make a call.
4: Don't tell me you have to move immediately because your being evicted.
5: Please please please, speak normally. I know you don't call people "Sir" and try to speak like Johnny Cochran in regular conversations.
6: I'm a reasonable guy, don't lie to me. Chances are I'll cut you a break.
7: Don't call me at 1:30 in the morning, I don't care if you work nights, I don't.
8: Don't show up for an appointment with your entire extended family. This is especially true for students, I wanna see that you can handle your own business.
9: No I will not "hold" the place if you wave a buncha cash in front of me.
10: I don't know about other landlords, but I consider it to be a bad sign if the first question you ask is "whats included".
11: Its your place, paint, decorate ect. No your totally not allowed to take out walls, build closets or add a 3rd floor.
12: Don't tell me how its the perfect house to party in.

I'm sure I'll think of more later...hope this helps someone out there or at least provides a laugh.

[darthsinatra]

As long as were on the topic...

I would like to give some advice to folks looking for rentals. This is from someone on the receiving end of phone calls from people looking for housing.

1: Please turn off your TV/Radio when your calling a potential landlord. Or anyone for that matter.
2: Don't call me when your high/drunk.
3: If someone is screaming in the background, find a quieter place to make a call.
4: Don't tell me you have to move immediately because your being evicted.
5: Please please please, speak normally. I know you don't call people "Sir" and try to speak like Johnny Cochran in regular conversations.
6: I'm a reasonable guy, don't lie to me. Chances are I'll cut you a break.
7: Don't call me at 1:30 in the morning, I don't care if you work nights, I don't.
8: Don't show up for an appointment with your entire extended family. This is especially true for students, I wanna see that you can handle your own business.
9: No I will not "hold" the place if you wave a buncha cash in front of me.
10: I don't know about other landlords, but I consider it to be a bad sign if the first question you ask is "whats included".
11: Its your place, paint, decorate ect. No your totally not allowed to take out walls, build closets or add a 3rd floor.
12: Don't tell me how its the perfect house to party in.

I'm sure I'll think of more later...hope this helps someone out there or at least provides a laugh.

How about this one: don't have your parents call me when you're afraid or don't know how to call about a repair or other issue. I have parents of my own; they're quite enough for me to deal with without also dealing with yours.

[StrangeTanks]

Haha...been through that one too. Boy were they mad after he moved out and I sent them a list of repairs and kept the security deposit. Emailed them pictures of how their precious little angel lived like and animal. Of course then I had a call from the dad. "I'm a big shot attorney and just had a 95 million dollar settlement, I'm gonna sue you for defamation of character, trespass, slumlordery and being mean to my boy!"

[darthsinatra]

Haha...been through that one too. Boy were they mad after he moved out and I sent them a list of repairs and kept the security deposit. Emailed them pictures of how their precious little angel lived like and animal. Of course then I had a call from the dad. "I'm a big shot attorney and just had a 95 million dollar settlement, I'm gonna sue you for defamation of character, trespass, slumlordery and being mean to my boy!"

And? Did he?

/haha slumlordery

[loveisnoise]

That response pretty much shows why the kid is such an idiot.

Haha...been through that one too. Boy were they mad after he moved out and I sent them a list of repairs and kept the security deposit. Emailed them pictures of how their precious little angel lived like and animal. Of course then I had a call from the dad. "I'm a big shot attorney and just had a 95 million dollar settlement, I'm gonna sue you for defamation of character, trespass, slumlordery and being mean to my boy!"

[ArcticSplash]

Haha...been through that one too. Boy were they mad after he moved out and I sent them a list of repairs and kept the security deposit. Emailed them pictures of how their precious little angel lived like and animal. Of course then I had a call from the dad. "I'm a big shot attorney and just had a 95 million dollar settlement, I'm gonna sue you for defamation of character, trespass, slumlordery and being mean to my boy!"

Hah.

11. Tell the landlord you got arrested for XYZ. Most landlords can't see arrest histories in the background search services they use. Some will check CP but most don't.

12. Tell the landlord how crappy your last landlord was. They don't want to hear it and it won't make your landlord any better.

13. Tell the landlord you sued or was sued by the last landlord.

14. Ask straight up if Section 8 is OK. If it wasn't mentioned in the listing, then they can't take your voucher. Landlords have to do a lot of crap with HUD and get a site inspection in order to accept vouchers so if they went through all that, then they'll put it in the ad. You should have went to PHA to get the list of available apartments on HCV anyway.

15. Ask the landlord if they're licensed--(they won't tell you or they will lie, so don't bother). Do it yourself (see philadelinquency.com, click Landlord Background Search)

16. Return landlord's phone calls after business hours. Call back within 2 hours of getting a phone call from a prospective landlord. Otherwise you're not interested and the landlord will go on to other showings. So if you're going on a trip, don't start contacting landlords right before you're about to board a plane and be gone for a week.



How about some do's:

Do:

1. Send your friends over to spec the apartment, then have them reject it saying the rent is too high. 3 or 4 in a row may change the price once you finally make the call. All landlords say the place is soon to be rented out and won't be available soon. In reality, unless it's a hot student area, it's never true. LL won't have any idea and won't care you're doing this, just don't drop hints "oh yeah Jean told me the bathroom in here was ill." If the trick works (for me it worked 33% of the time), reward your friends with a nite out on you.

2. Ask for everything in writing. Everything. I mean EVERYTHING. Landlords who flinch at that should be a red flag. If they can't handle putting all their requirements of you in writing and what they will do for you in writing, then ugh... it's going to spell problems down the road. Don't do oral contracts with the place where you go to bed at night. Ever.

3. Assemble a short list of at least FIVE places you will happily move in to. Don't stop when you've found "THE" place. It can still have issues which you can't get over or you might find an even better deal. Always have backups. That way if you get the warning that one of the places on your list will be rented out, you can say "bye bye" without having to fall into a lock-in.

[StrangeTanks]

Agree with Arctic, its fine to move because your landlord was bad. Not ok to move because he wouldn't take out your trash or do other silly things that should be your responsibility cause I won't be doing it for you either. Definately get everything in writing, to this day I'm surprised when folks aren't interested in getting a copy of their lease or receipts for cash payments.

Ugh let me add another thing.

13: SHOW UP ON TIME!!!! Your not doing me any favors by coming to look at the place I'm renting out. If your running late, no problem, call me and say you'll be late I don't care why. Call me an hour after you were supposed to be there to tell me your running late, yeah well...I happen to be busy now. If you can't show up for an appointment, chances are you can't be bothered to pay rent on time either.

[Tartan69]

1. Send your friends over to spec the apartment, then have them reject it saying the rent is too high. 3 or 4 in a row may change the price once you finally make the call. All landlords say the place is soon to be rented out and won't be available soon. In reality, unless it's a hot student area, it's never true. LL won't have any idea and won't care you're doing this, just don't drop hints "oh yeah Jean told me the bathroom in here was ill." If the trick works (for me it worked 33% of the time), reward your friends with a nite out on you.

Arctic this goes beyond the normal holding-landlords-accountable crusading that you do and delves into anti-landlord tactics. Pretty lame IMO.

That said, quality landlords will have a good idea of what market rate for their apartment should be and won't be swayed by feedback like that. Personally I trust my own judgement and research far above any random potential tenant's.

[loveisnoise]

He seems prideful in wasting people's time for his own illusionary gain. Let's see-33% of the time means that he pulled the stunt at least 3 times. That would be 9-12 'friends' who wasted their time, along with a landlord who was screwed out of time for showing people an apartment they had no interest in. Very classy.

Arctic this goes beyond the normal holding-landlords-accountable crusading that you do and delves into anti-landlord tactics. Pretty lame IMO.

That said, quality landlords will have a good idea of what market rate for their apartment should be and won't be swayed by feedback like that. Personally I trust my own judgement and research far above any random potential tenant's.

[phillydeveloper]

There is no landlord who will all for that BS trick. What landlord doesn't know market rents? One who owns a place not worth renting anyway