房客turn-over的原因及對策

Tenant's turn-over 不僅會造成財務損失，更重要的是房子清潔，更新，和尋找新房客，造成很多的工作量，是rental business中最主要的work load。因此如果想擴大經營規模或是輕鬆經營，應極力避免tenant's turn-over。

三年半以來，總共經曆了15次turn-over，相當於15/40=0.4次/月，也就是平均2.5個月有一次turn-over。如果我想繼續擴大規模，每月1次的turn-over將是我想忍受的極限。

以下是這些turn-over的原因小結（括號裏是次數）：

1. Tenant Initiated Turn-over:
  1.1 Devorce, Relocate, Move-up, Buy own house, etc.   (6)
  1.2 Do not like env (high crime).                                      (1)
  1.3 Do not like neighbor (in duplex).                                (2)
  1.4 Do not like house (old, dirty, poor condition).            (2)

2. Landlord Initiated Turn-over:
  2.1 Do not pay rent.                                                        (3)
  2.2 Trash the house.                                                        (1)
  2.3 Too much requirement (upgrade, repair, ...)               (0)

在原因2中，發生了1次eviction；1次buy out,替他們付了下一棟房子的deposit（$1000），條件是當月搬走；2次是自動離開。值得一提的是在2次自動離開中，為保證房客離開的最後一天，我能見到他們，拿回鑰匙，鎖好門窗（因投資在差區），I offered $100 for meeting me on their last day in a limited time frame, and it worked. 是的，他們欠了我的錢，我還得再倒給他們錢，It doesn't sound fair.  But it's part of this business, especially when you deal with low-income people. 從房產經營當中學到的一點是，Always treat others fair, but don't get upset if not being treated fair by others.  當地主就得有地主的胸懷。

原因1.4是我的責任和學到的教訓。Houses with good condition attract good people.
鑒於原因1.3，我的unit price in a duplex is lower than that of SFH.
原因1.2 教會我選房客時，不僅要找好人，而且要找能handle rough area的好人，並因此拒絕過一個good family的申請。
原因1.1 是自然原因，非我能控製的。

[加國的楓葉紅了]

"從房產經營當中學到的一點是，Always treat others fair, but don't get upset if not being treated fair by others. 當地主就得有地主的胸懷。" i like this sentence, thanks for sharing.