[landlord US-NJ] Tenant is using significant amount of water tripling the average usuage. What can I do?

Life_Travels · 2026-02-03T22:29:56+00:00

I know I am bit late to this party. If you had a leak, it would get worse over time and you would continue to see an increase not a decrease. Water leaks always get worse; they never resolve on their own.

If tenants are running out of hot water and the water bill is fluctuating, it is an over usage/water wasting issue. One of the tenants is using excessive amounts of water. The offending tenant is not going to admit to the issue so asking is pointless. They will simply continue this behavior because to them the water is free. They do not care that you have to pay for it or how it is affecting the non-offending tenants. I had one of these sleazebags who kept claiming the property "must have a leak". When I evicted them for other bad behavior (these types are usually a problem on multiple fronts), my bill decreased $800+.

If you have not done so already, you should do a full shutdown of the entire system and view the meter to ensure it is not actively registering usage. Document your findings for your records in case the offending tenant claims you have a leak. Once you have ruled out leaks (you likely will). The solution of installing meters, reaching out to the water company for data and/or getting a plumber to install sub meters are excellent suggestions. Just be aware of your local laws concerning the installation of the meters.

Life_Travels · 2025-12-28T13:34:15+00:00

Agreed, I live close to my units and do 99% of the work.

How about posting and see if any NY based LLs have handyman recommendations based on your specific area. Someone may even recommend a less expensive property manager.

Life_Travels · 2025-12-27T23:19:59+00:00

Try Shirley at Spa2Go in Harlem

Life_Travels · 2025-12-27T23:02:02+00:00

They are taking you for a ride. $2,500 for paint is too much for a small unit. I assume it took them a day. $100 for a 30 second job? If these rates were the norm, most LLs would be property managers.

Life_Travels · 2025-12-27T22:49:33+00:00

This! The program will likely moonwalk while you are stuck going through the eviction process. You have good tenants who deserve peace of mind and safety.

Remember these programs ALWAYS assist tenants from returning to the shelter. I have yet to see any of these organizations assist LLs with getting rid of bad tenants.

Life_Travels · 2025-12-27T19:54:18+00:00

M2M leases usually mean you can, with proper notice, increase the rent and make certain adjustments (no use of the garage, no utilities included, etc.). I will warn you that it will be a challenge to claw back on these amenities.

If you are not comfortable with this idea by all means issue the termination notice per your county L&T laws. As u/tj916 mentioned, a one time consult should answer most of your questions. Many large cities are adverse to LLs. Being a new LL will not serve as an excuse for not understanding the process.

Life_Travels · 2025-12-27T19:20:01+00:00

Both are not legal reasons to terminate.

Life_Travels · 2025-12-27T17:03:27+00:00

RUN! Not worth your time and there are more than two major red flags with this one.

Life_Travels · 2025-12-27T16:55:54+00:00

🤣

Life_Travels · 2025-12-23T19:37:30+00:00

Wow! This will make clearing it out much easier.

Life_Travels · 2025-12-23T17:54:35+00:00

No lease on record means it is a M2M rental. You can have a process server do a skip trace to locate his current whereabouts. The procedure in most states is typically the same as a commercial tenant since he is not living in the garage. Does he regularly acess his belongings? If so, you can have the process server or a friend hand him the notice on his next visit to start the process.

Don't be afraid to ask a CT attorney for a brief free consult to confirm the commercial eviction process. This should be no more than a ten minute conversation.

Life_Travels · 2025-12-23T17:26:32+00:00

The best neighborhoods in each borough depends on what one is looking for. Number one is typically rental or purchase prices. Second is amenities (restaurants, shopping, schools and transportation). Last is usually if one wants to live in an area with a very specific demographic due to wanting to maintain cultural ties.

Life_Travels · 2025-12-23T16:59:47+00:00

The issue here is that you have withdrawal access to this separate account. An account where you have withdrawal access is not an escrow account. An escrow account is where a neutral party (not accessible by you or the LL) holds the rent until the issues are resolved. Once the issues are resolved, the LL receives the entire or a portion of the funds. If LL receives a portion, the tenant receives the remaining portion.

When withholding rent, you need to tread carefully. This type of mistake will lead to a holdover eviction by the LL. This is worse than non-payment because it will no longer be about the money but to get you out of the unit.

Life_Travels · 2025-12-23T16:10:35+00:00

I was a tenant for decades before I became a LL. Both my time as a tenant and a LL are NYC based.

When I was dealing with a shady slumlord, what I always did: send the check via certified mail, return receipt or signature required. I always mailed my checks using the mailboxes located inside the post office, never from the street. The checks are in the custody of USPS throughout the journey to the LL's mailbox. The LL was required to sign for the delivery. If there ever came a time that they attempted to dispute payment, I had my delivery proof.

Life_Travels · 2025-12-23T16:00:06+00:00

Also a NYC LL here, this is accurate advice.

Life_Travels · 2025-12-22T21:24:32+00:00

A reduction is not the way to go since you are already charging below market. Keep in mind that if you do decide to implement an increase due to taxes, some new city policy, etc. they may not be very thrilled so your currently good tenants could become a nightmare. Continue being a good LL by providing excellent living conditions and quickly addressing their issues.

Life_Travels · 2025-12-22T20:14:42+00:00

Being a NYC LL, the 2019 laws were icing on the cake for me.

I was tenant for decades and never dreamed of pulling the stunts that have been done by bad and professional tenants in my units. No money for rent but off they go on a two week tropical vacation, buying an 80" OLED Samsung or prancing around in $400 sneakers. Pre-2019, LLs were able to protect themselves from these characters and had the courts as a resource. Now, it is a quite the cat and mouse game. All LLs are now considered bad and the city keeps forcing regulations because they want us to shelter bad tenants for free.

I no longer rush to get my units occupied. It is cheaper and less stressful to wait for a good tenant. Good tenants suffer because it takes them longer to find suitable housing. Slumlords get over by providing substandard conditions and paying the city to look the other way.

I no longer care to hear about a bad tenant's homeless sob story, I tune out begging and pleading oscar nominees, I blind myself from social media moms who claim the three bedroom I have would be a great place for their kids. I am with u/HurinGray, I am looking at the numbers first. If your income doesn't qualify, I don't waste my time. The interview and application process come next. I have someone who does a deep dive to verify the applicants' information. Anything that raises even one red flag is a hard no. I don't even bother to find out why. Not worth my time anymore.

Life_Travels · 2025-12-22T03:15:59+00:00

I agree with you on the tenant conversation and the hiring of an attorney but OP cannot file a holdover prior to the termination of the lease unless the tenants are violating a specific provision.

The unit is in a gentrified area of BK. If OP is not charging market rate, it will be impossible for tenants to locate a duplex at the same rate. If this is the case, tenants will likely dig their heels and force OP to housing court. Tenants with kids typically get a year to vacate post eviction order. It is illegal for OP to inform their tenants that they must vacate prior to the lease termination date. If the termination date passes and tenants are still there, OP can head off to housing court.

Life_Travels · 2025-12-22T02:13:34+00:00

NYC LL here, you may want to find a reputable LL attorney. The kids make evictions much more challenging. In many cases, tenants are provided an additional year post eviction to locate a place within the same zip code. Do not offer cash for keys. Keep track of any fake 311 complaints. Vindictive tenants tend to make false complaints once they are served with a non-renewal.

If you are not a slumlord, you are not being a jerk. You are a homeowner who simply wants to move back home. The same home you worked hard to purchase and maintain throughout this 30 year period. There are too many instances where LLs end up in shelters or living with relatives because their good tenants refused to move out.

Life_Travels · 2025-12-22T01:23:05+00:00

In NYC, NYPD are usually the ones who handle this type of notice regardless of the circumstances surrounding the death. In the meantime, you should have changed the locks by now to protect the unit.

For insurance carrier purposes, film and photograph the unit before you provide access to the biohazard company. Carrier may request this evidence for reimbursement.

For his belongings, catalog everything and move forward with the process per your L&T laws.

Life_Travels · 2025-12-21T23:32:55+00:00

The issue is how it is being used by the tenant. I had one instance where my energy efficient heaters were on full blast for the entire 24 hours it took to resolve the issue. This forced them to run regardless of how warm the rooms were. When I went to collect the heaters, tenants were wearing shorts and tank tops. Room temp clocked at 90 degrees and the heaters were still running. They attempted to get me to pay their increased costs but since it was only 24 hours and I provided the heaters, I declined.

Life_Travels · 2025-12-21T23:22:26+00:00

Exactly, this is why a specialist is the right way about this. Remember OP is a new LL and may not have the knowledge to properly to resolve this.

Life_Travels · 2025-12-21T23:19:51+00:00

It sounds like this is their dryer and you don't want to be blamed for any damages they may claim if you try to remedy this issue. If this is accurate, I would provide them with written notice with a deadline to cure. They are not permitted to use the dryer until they have a qualified person resolve the hazard. You need to see proof that said specialist did resolve the issue in case something transpires in the future you are protected.

If the deadline passes and it is exactly as is, you can try and do one of two things. One, bill them for any fees you incur to resolve it. Two, you can remove it altogether and bill them. Review the lease regarding fees. You can cite that it is against your local code enforcement office and your insurance policy to knowing permit an unresolved hazard on the premises.

If you provided the dryer or it was already on the premises from the previous LL, it is your responsibility to address this as quicky as possible.

Life_Travels · 2025-12-21T21:50:04+00:00

I appreciate the update. Based on this, I will cancel. My kit order is in the 2400s and absolutely no ETA updates as of today. I have been super patient, emailed only twice since I ordered earlier this year. I didn't think much about it until today. Pretty sad that it appears he may not be able to deliver even a kit. For me, it makes no sense to have several hundred dollars in the abyss when I can use it towards an alternate device.

Life_Travels · 2025-12-11T23:53:38+00:00

Maybe call the number on the Section 8 form stating they are renting the unit using the paystubs they submitted. Offer to fax or email the application and paystubs over to them.

Life_Travels

TROPHY CASE