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SOME OPINIONS ON HOW AND WHEN AND IF YOU SHOULD RAISE THE RENT
“At the end of most one year leases, there is usually a clause that states the lease will convert to a month to month lease if neither party provides the other with notice of termination within 30 days of its ending. With a month to month lease you can raise the rents every month with sufficient notice. What I usually do is send them a letter 30 days before the year lease ends and let them choose between a new one year lease at a rate 3% higher than the current rate or remain on a month-to-month lease at a rate about 15% higher. Most tenants choose to sign a new one-year lease for $10-20 more a month.“
“When I raise rents on a tenant which is rare, I send them a new lease and a letter that states if they wish to remain on a month to month lease then the new monthly cost effective December 1, 1999 will be $750.00. If you would like to renew for another year then the monthly costs will be $700. Now stop and think for just a minute. There are two common causes of turnover in rental property. They are 1st. The landlord won't fix anything. and 2nd. The landlord went up on my rent. If you increase the rent by $10 per month then over a year you are getting and additional $120.00. If you irritate a tenant that pays on time and takes good care of the property, they may move! What is your cost to get the property ready for another tenant. Some landlords lose a whole months rent and have the expense of repainting the property and other misc. repairs that the current tenant was fine with. By increasing the rent, you could upset the apple cart and cause yourself more work, additional money and time. Think about it and run some numbers and see if it makes good business sense to raise the rents before you dive in head first.”
“My lease includes a projected rent increase that will take effect unless a different rent is mutually agreed to before the end of the lease. Tenants aren't shocked when they know their will be an increase. I think it is a big mistake NOT TO RAISE RENTS ANNUALLY. It doesn't have to be a big increase. I usually do 3% to 5%. If you wait 2 or 3 years and then try to give a "catch up" 15% or 20% increase you will upset tenants. They will go down the street and rent a similar place for the same $ as your new rent just because you upset them with a big increase.”
“Never feel guilty for raising rents as long as they are market value. You are hurting yourself and NOT your tenants if you do not. Taxes & insurance increase. Utilities, newspapers increase. Plumbers and electricians charge more every year. Stop and think of all the items and or services that HAVE NOT INCREASED from last year.”
“I usually raise the rent 5 per cent in a year if needed. I don't like to do it if the tenants are good tenants. I will say that some tenants will purposely pay late and act as if they are struggling to avoid rent increases. this is my story and I'm sticking to it…”
“I like GOOD tenants that stay LONG TERM. I usually reward them with smaller rent increases over the length of their tenancy. This does two things. 1) The Tenant perceives the rent increase as reasonable and aren't TOO motivated to start looking for another place to live. 2) If a tenant does look for another place they will find out that they are getting a very good deal where they are at and would have to pay even more then the rent increase I am proposing to live anywhere else. I usually raise the rents BETWEEN tenants whenever possible.”
“The lease provided by the City of St. Louis has a built-in increase option. ‘LEASE shall be automatically renewed and continued under the same terms and conditions for like terms as originally set out except the now provided monthly rental thereof shall be increased by $__________ over the current rental rate, and the term of lease shall be continued by one (1) year.’ But I would not let the lease self-renew, the tenant might think you‘re trying to trick them with fine print. I would always have them sign a fresh Lease. But they do know that an increase is likely because they’ve been forewarned.”
A copy of the St. Louis Lease should be on the web site: stlouislandlord.com

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Guidelines For Resident Dumping
The City of St. Louis will accept from City residents one load per month of refuse/bulky/ yard waste items at the transfer stations. The following guidelines will apply:
- Residents may dump only between 9:00 a.m. and 4:00 p.m., Monday through Friday.
- Loads must be inspected by the foreman or his designee.
They will accept the following:
Garbage, refuse, rubbish, household waste, ashes, paper, tires (no more than four), cardboard, tin cans, wood scraps, automotive batteries, waste oil, Christmas trees, shrubs and tree limbs no larger than 6 inches in diameter and 4 feet long, glass, bedding, residential building materials, plastic, metal, household items, yard and garden wastes, street sweepings and bulk items such as stoves, refrigerators, sofas and household furniture. Hazardous or toxic waste and other industrial special waste or explosive waste is not accepted. No drums or gas tanks will be accepted.
- Residents must provide proof of residency. The following documentation will be acceptable:
Valid driver's license or State I.D., with City address or Valid (out of City) driver's license or State I.D. along with current property tax receipt or current utility bill with your name and City address.
- All refuse must be household type waste and coming from a City residence.
- The load may be no longer than a load which could be carried in a ½ ton Pick-up truck Dimensions, 5 feet by 8 feet x 4 feet high.
- Residents may dump only one load per month (per truck or per driver). Anyone suspected of hauling for hire will be rejected.
- Any load which appears to be commercial waste will be rejected.
- Residents dumping shall be free of charge.
- Residents will place their loads in containers as directed by the foreman.
- Refuse from churches, charities or other non-profit organizations will not be accepted.
- Refuse from any business will not be accepted.
The North Transfer Station is located at 201 N. Humboldt
The South Transfer Station is located at 4100 S. First St.
The City of St. Louis reserves the right to reject any loads.

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LOITERING
When a problem involves loitering outside a building and the perpetrators are not residents, the following steps on the part of the property owner or management company, residents in the building and/or neighbors will frequently move the problem off the property
1. Posting the buildings with a sign that reads "No Loitering, Violators Will Be Prosecuted" is an option. That is, the owner may wish to do so in order to give notice to the people trespassing, but it is not required for the police to issue a summons.
2. A requirement, however, for the police to issue a summons is that the property owner send a letter to the Police Captain requesting that anyone on the property who is not a resident be issued a summons for trespassing. MOST IMPORTANT: The property owner must indicate that he/she will prosecute. Additionally, a telephone number where the owner may be reached must be given to the police in this letter. The property owner should also request that all Sergeants assigned to the area be given a copy of the letter.
3. A copy of the letter should be sent to the Neighborhood Watch group and the Neighborhood Stabilization officer.
4. Whenever anyone is seen loitering on or near the property, a call should be placed to 911. The caller must tell the dispatcher suspicious persons are trespassing on private property at (ADDRESS) and that the owner is on record with the Police Department to Prosecute these individuals. Then give as much detailed information as possible about how many people are involved and what they are doing. This process should be repeated every time trespassers are seen on or in front of the property.

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NEXT MEETING

Place: Southern Commercial Bank - 5515 S. Grand [ map ]
Date: Monday, January 17, 2000
Time: 6:30pm - 9:00pm

AGENDA TOPICS

6:30 - 7:00 Social
7:00 - 7:05 Welcome
7:05 - 7:15 Business Update/Aldermanic Report
7:15 - 8:00 Fred Hessel / Citizens for Home Rule;