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Welcome to Rent Smart!

We will begin shortly but while you wait...

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To use the annotation feature of Zoom, select View Option from the top of the Zoom window, and then choose Annotate. A toolbar appears with all your options for annotating, including text, draw, arrow, etc.

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Please type one thing you hope to learn today in the chat.

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Welcome and Introductions

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Demographics questions

Please provide the following demographic information about yourself. This information is used to ensure our programming is reaching a diversity of audiences and to fulfill our obligations as a recipient of federal funding. You reserve the option to not provide this demographic information. Should you choose to not provide this information, please choose "Prefer not to respond."

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Module Objectives

Identify total cost of individual rental units.
Compare rental units based on total costs.
Practice balancing personal income and expenses.

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What Do the Ads Tell You?

The Ad...

123 Wallaby Way, Sydney, WI - The Nemo Apartment Complex is just 2 blocks from the waterfront and town. Restaurant and shopping are easily walkable from the apartment building. This all brick, 2 story, secure building has off-street parking and shared on-site laundry. 1BR/1BA apartments with air conditioning, 4 large closets, kitchen pantry and separate storage locker. Rent includes thermostat controlled heat, water and trash disposal. Tenant pays electricity. No pets or water filled furniture. Security Deposit is $625, Rent is $625

Questions...

What is the address of the unit?
What is included in the rent?
What utilities does the tenant pay? What is the hook-up charge? Is there a deposit for utilities? Is it refundable lease ends?
How much have these costs been in the past?
What other costs could the tenant be expected to pay?

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What Do the Ads Tell you?

The Ad...

123 Wallaby Way, Sydney, WI - The Nemo Apartment Complex is just 2 blocks from the waterfront and town. Restaurant and shopping are easily walkable from the apartment building. This all brick, 2 story, secure building has off-street parking and shared on-site laundry. 1BR/1BA apartments with air conditioning, 4 large closets, kitchen pantry and separate storage locker. Rent includes thermostat controlled heat, water and trash disposal. Tenant pays electricity. No pets or water filled furniture. Security Deposit is $625, Rent is $625

Questions...

What is the address of the unit?
What is included in the rent?
What utilities does the tenant pay? What is the hook-up charge? Is there a deposit for utilities? Is it refundable lease ends?
How much have these costs been in the past?
What other costs could the tenant be expected to pay?

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What Do the Ads Tell you?

The Ad...

123 Wallaby Way, Sydney, WI - The Nemo Apartment Complex is just 2 blocks from the waterfront and town. Restaurant and shopping are easily walkable from the apartment building. This all brick, 2 story, secure building has off-street parking and shared on-site laundry. 1BR/1BA apartments with air conditioning, 4 large closets, kitchen pantry and separate storage locker. Rent includes thermostat controlled heat, water and trash disposal. Tenant pays electricity. No pets or water filled furniture. Security Deposit is $625, Rent is $625

Questions...

What is the address of the unit?
What is included in the rent?
What utilities does the tenant pay? What is the hook-up charge? Is there a deposit for utilities? Is it refundable lease ends?
How much have these costs been in the past?
What other costs could the tenant be expected to pay?

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What Do the Ads Tell you?

The Ad...

123 Wallaby Way, Sydney, WI - The Nemo Apartment Complex is just 2 blocks from the waterfront and town. Restaurant and shopping are easily walkable from the apartment building. This all brick, 2 story, secure building has off-street parking and shared on-site laundry. 1BR/1BA apartments with air conditioning, 4 large closets, kitchen pantry and separate storage locker. Rent includes thermostat controlled heat, water and trash disposal. Tenant pays electricity. No pets or water filled furniture. Security Deposit is $625, Rent is $625

Questions...

What is the address of the unit?
What is included in the rent?
What utilities does the tenant pay? What is the hook-up charge? Is there a deposit for utilities? Is it refundable lease ends?
How much have these costs been in the past?
What other costs could the tenant be expected to pay?

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Rental Cost Comparison

When looking for a place to live, check out all the costs.

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Activity 2 - Comparing Rental Costs

If you have received the program materials, you find this hand out. This can be used to compare the actual cost of renting a unit because sometimes… the lowest rent is not the least expensive unit!

It is important to identify the Initial housing costs and the monthly costs of a unit. Additionally this is a time to think about what you can realistically afford. Some questions to consider are :

What are some of the total monthly costs?

Does lower rent always mean lower cost for the month?

Is it always best to have utilities included in the rent?

Have you considered travel costs to and from work and social support?

Does this help you understand whether or not you can afford to rent a place to live? How could you use this chart?

What other categories would you consider?

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The Ad...

123 Wallaby Way, Sydney, WI - The Nemo Apartment Complex is just 2 blocks from the waterfront and town. Restaurant and shopping are easily walkable from the apartment building. This all brick, 2 story, secure building has off-street parking and shared on-site laundry. 1BR/1BA apartments with air conditioning, 4 large closets, kitchen pantry and separate storage locker. Rent includes thermostat controlled heat, water and trash disposal. Tenant pays electricity. No pets or water filled furniture. Security Deposit is $625, Rent is $625

If we added the information from the ad we looked at AND…

The renter called the landlord and found out the application fee is $20, they require you to pay the first month rent with the deposit, the parking if free, they have not storage or garages but a parking lot (it is well lit and has cameras), no cable or internet is provided, and the coin laundry is $1 per load of laundry and $1.25 for each load dried. .
Renter does about 5 load but only drys 4 loads because they like to hang dry delicates = $10
Called the utility company and the last tenants were on a payment plan for $30 per month.
Cable/Internet company is running a special so the connection would be free if connected in the next month (otherwise it’s $25) but monthly it would be $120 for cable and internet).
Tenant works just down the street and could walk but would need gas money to get to friends homes and grocery store.

How would this change if the tenant worked a half hour away?

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Read the situation out loud to the participants and ask them to either use the sheet in their book to do the budget for Ellen or think about where they’d categorize each item.

Let’s Help Ellen come up with a Budget

Description: Ellen has two sons, Isaac and Andrew ages 12 and 10. She works 30 hours a week as a receptionist. Ellen needs to find a larger rental unit as the boys currently share a bedroom and they would like to have their own space.

Before you look for a place to live, determine your monthly income.

Step 1: List take-home pay for each person in your household who is employed.

Ellen’s take home salary is $325.00 per week. Ellen’s take home salary is $325.00 per week. The children attend a free afterschool program. While she was awarded $475.00 in child support from the children’s father, payments are $200.00 per month.

The family also receives Food Share of $150.00.

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Read the situation out loud to the participants and ask them to either use the sheet in their book to do the budget for Ellen or think about where they’d categorize each item.

Step 1: List take-home pay for each person in your household who is employed.

Ellen’s take home salary is $325.00 per week. Ellen’s take home salary is $325.00 per week. The children attend a free afterschool program. While she was awarded $475.00 in child support from the children’s father, payments are $200.00 per month.

The family also receives Food Share of $150.00.

Things to note:

Include only income that can be counted on. notice while Ellen was awarded $475 she only received $200 so she is only budgeting that amount. Another example: overtime payments may not be consistent enough to count in the monthly formula. If income varies due to the number of hours worked or because it comes from tips or commissions, use an average of several paychecks or use the amount from the smallest paycheck.
Income may be from a variety of sources other than wages and may include non-cash income such as Food Share. In this example Ellen chose to budget the total amount they usually spend on food as an expense and FoodShare as income so if the amount of their benefits change, they can easily adjust their budget. Because this usually comes on a card, some people choose to use the card first for groceries and then budget only what they plan spend beyond that amount. Remember if you choose to do it that way, you do not include Food Share as income. Budgeting should fit your needs so make it work for you… just remember to be consistent in your process.

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Ellen’s fixed expenses:

Car Payment: $80.00
Cellphone: $60.00
Cable/Internet: $65.00

Ellen’s variable expenses for this last month:

Miscellaneous: $175.00
Gas: $100.00
Grocery: $125.00
Medical: $100.00
Eating Out: $50.00
Movies: $25.00

80.00

$ 100.00

$ 65.00

$ 175.00

$ 125.00

$ 100.00

$ 50.00

$ 25.00

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A I have a written/typed budget/spending plan and reconcile and update it regularly.	B I have a written/typed budget/spending plan.	C I have had a written/typed budget/spending plan.	D I have a mental budget/spending plan.	E I have thought about having a budget/spending plan.	F I have never had a budget/spending plan.

Tell us about your budget/spending plan ?

Please use your annotate tool or put the letter in the chat!

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Lets take a moment... please use the annotation tool. Please put a symbol by the2-3 values that speak most to you? How do you think these values will affect how you use money?

Clear the screen

Now please put a symbol by the 1-2 two that are least of this grouping?

Identify your values, joys and priorities.

This could be by examining your spending plans and making sure it helps you live in a way that aligns with the things you value.
It could be relating a goal (financial or not) to a value so it is easier to stick to.
It means eliminating or minimizing non essential things that do not align with your values, joys, etc.

Be aware of how habits and attitudes will help and hinder your progress toward achieving your goals.
Be mindful of how you use your money.

This could mean tracking spending and seeing how it reflects your values.

What values are represented in your spending?
Does your spending reflect your values? Someone else's?
Is it mindless spending?
What habits and attitudes affect your spending? What can you do to change those?
Does your spending change when you are stress or in a mindless state? How can you stay on track?

How use money mindfully?

Value based Spending Plan
Value based Financial Goals
Value based shopping

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Your Spending Plan will be much more complicated than our example… In the materials, we have a great (in my opinion) resource that can walk you through the spending plan creation process step by step. It may seem lengthy - 6 pages - and can seem very overwhelming but you won’t need to use every category and it is lengthy because we included EVERYTHING to help you think of things to include in addition to instructions to help guide you. You can create your own on paper, print some from a variety of websites (we will provide our link in your email) or use a spreadsheet that can calculate everything (we will email a link). Do what works for you!

Discuss the components of a spending plan categories… as many have not heard of this before- Income, Expenses- fixed, flexible and occasional and debt. talk about what might fit in those categories.

INCOME: We already discussed some of the aspects on income with our Ellen case study example… does anyone have any questions or comments on this section? PLEASE TAKE 2 MINUTES TO FILL IN ALL OF THE INCOME SOURCES YOU KNOW YOU HAVE...
FINANCIAL GOALS: We all want something - maybe it is the peace of mind an emergency fund brings or a pair of new shoes. It help SO much to incorporate your goals into you budget if they are going to affect you financially or be dependent on affording it. PLEASE TAKE 2 MINUTES TO FILL IN OR THINK ABOUT YOUR FINANCIAL GOALS...
DEBT PAYMENTS: Keeping track of your debt is mentally challenging but it will help you understand your financial position and help you make those payment on time. It is also very satisfying to pay debts off and watch this section shrink! At the very least it will help you know how much you need to allocate to your debts in your spending plan. PLEASE TAKE 2 MINUTES TO FILL IN ALL OF YOUR CURRENT DEBT
MONTHLY SPENDING: this can be broken down by fixed and flexible:

Fixed Expenses: these are the ones that stay the same EVERY month. These expenses are made for spending plans!!! You can just keep them the same… maybe even not write them out each month!
PLEASE TAKE 2 MINUTES TO FILL IN YOUR FIXED SPENDING ITEMS AND THE AMOUNT IF YOU KNOW IT

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Apps that can help

Tracking Spending

Spending Plans

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One thing I plan to try from today’s lesson:

A.

Identify total cost of individual rental units:

C.

Practice balancing personal income and expenditures.

B.

Compare rental units based on total cost.

Other:

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Homework & Next Class

You choose 1:

Track your spending starting tomorrow until the next class.
Start creating a written (or typed) spending plan for yourself.

Be ready to share at our next class!

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Module A - Post Homework Discussion Questions…

please put your answer in the chat

Tracking Spending:

Did anything surprise you when tracking spending?
Does your spending reflect what is more important to you?

Spending Plan

How did you feel creating your spending plan? What parts were challenging? What was easy?

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homework recap:

Share your “ah ha” moment from

tracking your spending or creating a spending plan.

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Determining your Housing Needs

What features are must –haves and what are conveniences you can live without?

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My Housing Needs

	Not Important	Important	Very Important
Near work
Safe neighborhood
Pets Allowed
Off-street parking
Air conditioned
Affordable rent of $_____/month

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Today for our ice-breaker, I’ll ask you to use “annotate” to make a mark in row for how important each each attribute is to you. (If the annotate does not work for you, feel free to just put some comments in the chat to the host as to which of these are very important to you)

De-brief: let’s see where we have some commonalities, and some differences here in the class.

Do you think spending time determining your housing needs is an important step? Why? Have you done this before?

Did you notice the first 2 rows (in blue) are about the neighborhood?

Middle 2 rows (in peach) are about the building?

And last 2 rows (in purple) are about the unit?

When you are looking at rental properties, you want to check out characteristics of the neighborhood, building, and unit and compare them to what is important to you.�

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Module Objectives

Identify what you want and need in a rental unit.
Identify resources to help locate potential rental properties.
Learn strategies for comparing and inspecting rental units.
Increase readiness and confidence in securing rental property.

“Checking Out the Rental Property and the Landlord”

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Determining your Housing Needs

Neighborhood: Near family/friends?

Building: Pets allowed?

Unit: 3 Bedrooms?

Module B, Handout 1

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How to Locate Affordable Rental Housing

How have you (personally) found housing in the past?

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Chelsea: Module B. Once you’ve determined the most important things to you and what you can afford, it is time to start looking for housing. This is where your wants and needs meet up with what is available in the market. How have you found housing in the past? These options will be in a poll:

Friends and family
Print sources, i.e., newspaper, rental magazines
Bulletin boards located in businesses
“For rent” signs
Non-profit housing agencies
Faith community
Electronic bulletin boards, Facebook, websites
Apps
Property management company
Wisconsin Housing Search (http://www.wihousingsearch.org)

Let’s see where we have some common sources that have worked for us in the past. What are the pros and cons of using ____ to find housing?

Take a look at handout 2 for additional sources, and think about making your own list of the resources you’d use to find housing in your community. Any on handout 2 that you think would be helpful?

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The Fair Housing Act prohibits discrimination in the sale, rental and financing of dwellings, and in other housing-related transactions based on race, color, national origin, religion, sex, familial status (including children under the age of 18 living with parents or legal custodians, pregnant women, people securing custody of children under the age of 18), and handicap (disability).

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Chelsea: While you are out looking for housing, it is important to keep in mind that landlords are going to be starting to ask you questions, too. We’ll go into more detail about rental applications and agreements in the future modules, but it is good to know some Fair Housing protections that apply even on your first call or inquiry about a property. A landlord cannot withhold information about a property, or falsely represent about a property in order to deny access to someone based on their race, color, national origin, religion, sex, familial status, or disability.

These are called the protected classes. We’ll talk more about the legal aspects of being a tenant in later modules, but if you think you have suffered from housing discrimination based on your membership in a protected class, you should file a complaint of a Fair Housing violation to the HUD regional office so that it can be investigated. HUD Region V (Chicago office) (312) 913-8453; (800) 765-9372; https://www.hud.gov/program_offices/fair_housing_equal_opp/online-complaint

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The Red Flags of Housing Discrimination:

If illegal discrimination is often subtle, how does someone know if they are experiencing it?

The following are possible indicators of discriminatory treatment:

You are told no housing units are available, but you continue to see ads for the property
A housing provider gives you confusing or contradictory information about housing costs or availability.
You are told of very long waiting lists for housing.
A housing provider doesn’t return your phone calls.
An apartment complex or condominium development is not physically accessible to you.
Your family is told they can only live on the first floor of a building because there are children in your household.
You are told of rental terms and conditions that seem unusual, or especially restrictive or stringent.
You feel that you’ve been directed to a particular area of a complex, or a specific part of a building - perhaps an area where most tenants are people with children, people with disabilities, or people of color.

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The Red Flags of Housing Discrimination:

If illegal discrimination is often subtle, how does someone know if they are experiencing it?

The following are possible indicators of discriminatory treatment:

You are shown only units in disrepair.
A housing provider questions the type of income you have (especially income related to a disability), in addition to asking about income amounts.
You see a discount or “special” advertised, but it’s not offered to you.
You tell a housing provider that you have a service animal, and s/he tells you “no pets” are allowed.
Many tenants with children or many people of color have their leases non-renewed around the same time, perhaps at the time a housing complex undergoes a change in management.
A real estate agent shows you homes only in certain areas, ignoring your stated preferences about what neighborhoods or areas you’d like to visit.

Questions? Call 414-278-1240 or 1-877-647-3247 (a toll-free complaint intake line), or visit www.fairhousingwisconsin.com The Metropolitan Milwaukee Fair Housing Council provides services throughout Wisconsin.

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If it is not a protected class, landlords can decide who they will accept as tenants

Criminal history
Communities can regulate how closely certain sexual offenders can live in proximity to schools, parks, and daycare centers. The Wisconsin Department of Corrections sex offender registry.
Smoking
Pets

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Communities can regulate how closely certain sexual offenders can live in proximity to schools, parks, and daycare centers. The Wisconsin Department of Corrections sex offender registry was established in June 1997 due to the enactment of Wisconsin Act 440-Wisconsin Statutes 301.45 and 301.46. This law requires registration of individuals who have been convicted of certain sexual offenses. By law, the registry generally contains information on those individuals who were convicted of, incarcerated, or on supervision for a sex offense on or after December 25, 1993. It is not a list of every person who has ever committed, been arrested for, or convicted of a sex offense. If a person has not been convicted of a qualifying offense, or if information has not been submitted about that person, information about that person may not be included in the registry. The information contained in the registry will not reflect the entire criminal history of a particular individual.

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Comparing & Inspecting Rental Units

Module B, Activity 4
video of initial property inspection
Blank checklist to compare 3 units

These items listed in “don’t rent trouble” activity 4, handout 5

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As you start making those initial calls looking into landlords and properties, you are probably going to want to start visiting potential rental units so that you can check them out yourself. That initial walk-through of a property can tell you a lot, and help you decide if you want to continue with an application to become a tenant there. Here are some tools that you can take with you, when you are actually out looking at properties.

Let’s watch this video with a nice little overview of why you’d want to bring these things to check the outlets, light sockets, check in dark spaces, and make some measurements. You might look at several different rental properties in a day or week, so it can be hard to remember which unit had which attributes without taking those photos or notes. Use the “Rental Property Checklist” to compare the characteristics of 3 different properties, and the “Don’t Rent Trouble” to remind yourself of important areas to check on each one.

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Interviewing the Landlord/

Property Manager

Need 2 volunteers
Use Module B, Handout 6 and “Tenant” pick 3 questions to ask “Landlord”.

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Interviewing Landlords/Property Managers

Then discuss the following:

Observer

03

Did they exhibit a business relationship?
What did they learn from each other?

Landlord

02

If probing questions were asked, were they appropriate or intrusive?
Were you treated with respect?

Tenant

01

Were you listened to and given sufficient answers?
How comfortable were you?

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One thing I plan to try from today’s lesson:

A. Decide what you want and need in a rental unit

C. List resources to help locate potential rental properties

D. Feel more ready and confident in securing a rental property

B. Ways to compare and inspect rental units

Other:

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Homework & Next Class

You pick 2:

Complete the full My Housing Needs and discuss with whoever you will be living with.
Make your own resource list of “where I can find rental housing.”
Call a rental property advertisement and ask a few of the questions.

Be ready to share on at our next class!

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Module Objectives

Understand why and how landlords screen applications and how to prepare.
Become familiar with the information on a credit report, how it is used and how to improve a credit report.
Be aware of the fair housing protections available and where to find assistance for fair housing mistreatment.

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Why Landlords Screen Applicants

Assume you have just inherited a rental property and are looking for a new tenant. What would you want to know about applicants before renting to them?

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How Landlords Screen Applicants

Credit check
Employer and income check
Previous landlords
Arrests and convictions
Utility payment verification

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Completing a Rental Application

Names that are requested

Numbers requested

Addresses requested

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Once you find rental property that meets your needs, you will probably have to complete an application form. The way in which you fill out this form can greatly affect whether you are successful in getting the rental unit you want. Prospective tenants often fail to fill out the application form completely and accurately. Doing it completely and accurately will make a favorable impression on the landlord. Landlords use application forms to collect information helpful in determining whether you will pay your rent and will be a responsible tenant.

Tell them there is a “sample” Model Rental Application in the handouts. They are encouraged to find one for their own state.

Names: (people who will live in the unit, past landlords, employment contacts). Landlords often restrict the number of people that can live in a dwelling.

Numbers: (Social Security, years at current address, phone, monthly income). The Social Security number is needed to order a credit report.

Addresses: (current home, place of employment, banking institution). Most landlords want your current and past addresses. They will probably want to check with your previous landlords to determine if you paid your rent on time, and if there were problems with upkeep or with neighbors. If you have moved several times recently, they will often ask you to list more than one previous landlord.

Fair Housing

While most landlords are aware of fair housing laws and obey them, some landlords are either not aware of them or refuse to obey them. Every year Wisconsin landlords are found guilty of violating the provisions of fair housing regulations by either denying housing to applicants or treating them differently in ways that violate their fair housing rights. It is important for tenants to be alert to possible discrimination against them and to know of ways to get help.

There are certain questions landlords should not ask. A couple of examples:

· Requests for detailed financial information, such as bank account numbers or credit card numbers.

· Information about your age, marital status, or gender.

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Application Problems and�Explaining Negative Information

When __________________________________ happened,

I was ____________________________________________

because __________________________________________

I have ____________________________________________

I would like (or hope) ________________________________.

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When it comes to omitted or inaccurate information It is best to be honest with the landlord. Fill out the application as completely and accurately as possible. Inaccurate and missing information may raise concerns and affect a landlord’s ability to trust you.

If you have a history of Credit problems, we suggest you check your credit report before you make any rental applications. It may contain erroneous or out-of-date information. You can petition the credit bureau to have this corrected. You should have a plan in place for explaining to the landlord any problems he/she will see on the credit report. For example, if you have been behind on your electric bill, contact the company and arrange a payment plan. Get the company’s acceptance of the plan in writing and see if they will add a note to your credit file about the plan. You may be able to do the same for other overdue payments, such as medical bills.

Some answers on an application form or some of the information landlords obtain from other sources may lead to rejection of the application. Four of the primary reasons for rejecting an applicant include omitted or inaccurate information, credit problems, bad landlord references, or inadequate income.

Another example would be Bad landlord references. If you had problems with a previous landlord, explain this to the new landlord. Be sure the landlord hears your side of the story first, what happened from your perspective and back it up with witnesses or documents if possible. If you were at fault, explain what you have done to correct the situation so the new landlord need not worry. For example, you may have had a roommate that had loud parties. You can explain that the roommate will not be living with you and already has made other living arrangements. If you weren’t paying your rent on time, explain that you have taken a second job or that you will have your rent paid directly by your bank.

Landlords want to be sure that an applicant will have enough income to pay the rent. They will want to know that you have a steady income and one large enough to pay the rent. If you have changed jobs frequently or only recently started to work, you need to explain this and show that you will have a steady income in the future. If the landlord thinks you don't have enough income, you should be prepared to document that you have been paying an equal or greater rent for an extended time with the same or less income.

When I was arrested for using drugs,

I was 18 years old and had moved into an apartment where a drug dealer lived.

Because I was desperate for a place to live.

I have completed rehab and have been drug free for two years now.

I hope you will not let this incident keep you from renting to me.

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Another Tool to Use:

Rent Portfolio

What’s Included?

What are your rental needs?
Rental History
Employment History
Financial History
Criminal History

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Another tool you may “choose” to use is the Rent Portfolio. Please flip to the form in your books. This tool may not be useful in all situations but if you are using a community program or help to get back on your feet after some issues in your past this tool may be very helpful. Like the previous slide where we talked about how to explain negative information in your past to a possible landlord, this form gives you the chance to describe exactly the type of rental that will meet your needs plus explain any negative information in your past. It covers your: rental history, employment history, financial and criminal history. Even if you are not required to fill out such a form or you may choose not to share it with anyone it is a good way for you to organize your thoughts and responses in case a possible landlord DOES ask you any questions regarding your past. This way you are prepared and not caught off guard.

Remember, it is important to be honest and fill out the application clearly and accurately. The Rent Portfolio can help you with that process.

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Obtaining a

Credit Report

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Obtaining a Credit Report

Phone: 1-877-322-8228
Mail - Print and complete the form on the website: www.annualcreditreport.com

and mail it to:

Annual Credit Report Request Services

P.O. Box 105281

Atlanta, GA 30348-5281

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Reading a Credit Report

Identification information Name(s)

Social Security Number, Current and former addresses

Employment data

Current and previous employers' length of employment

Public records

Bankruptcies, evictions, court judgements

Bill paying history

All loans are listed here, Unpaid or overdue payments are also listed here. How much and to whom does she owe

Inquiries
Businesses/individuals who have inquired about your credit

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Things Landlords Check on

Credit Reports

A record of paying/not paying rent
Utilities paid on time
Pattern of unpaid bills
Number of applications to other landlords
Addresses consistent
Social Security number matches
Payment plans

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Improving Your Credit

Paying off my car loan.

Consistently using my debit card.

Consistently hitting “credit” when using my debit card.

Pay your bills on time.

Pay off debt and keep credit card utilization below 30%.

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Using the annotate button, put a heart in the ones that improve your credit!

Understanding credit helps you to build good credit and avoid pitfalls. You can have a good credit history when you limit your credit use to things that you can afford and when you review your credit report regularly to correct errors and make improvements.

Building good credit requires paying monthly bills and credit cards on time. Improving your credit is more complicated but starts with checking your report for errors.

Refer to handout 7 Building and Improving Your Credit Report

Depending on the participants in your group these may be important items to highlight:

· To correct mistakes, contact the credit reporting company directly by phone or on its website to initiate the dispute process. Follow up with a brief letter to both the credit reporting agency and the creditor. Except for correcting errors, a credit report cannot be changed directly. However, a number of steps can be taken to show landlords that you are working to improve your credit.

· Remind participants to get payment arrangements in writing. Often, a creditor will not provide a copy of the arrangements until a certain amount has been paid. Having a copy of the payment arrangements when looking for a rental unit may improve participant’s chances of success.

· To make a payment on a bill or judgement listed on the credit report, contact the business listed there. If the company or individual cannot be found or no longer exists, it may be possible to have the balance changed to $0 or to have the item removed from the credit report.

· Warn participants about credit repair schemes that promise miracles and often charge large fees for very little work. Ask participants to share their experiences, if any, with credit repair offers.

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What is a credit score?

The information on your credit report translates into a three-digit number -your credit score- a signal of credit worthiness. There are hundreds of different credit scores. FICO credit scores are the most commonly used and range from 300-850 and most people fall between 600-800.

Let’s talk about these factors and steps you can do to improve your credit score.

Payment History- Pay your bills on time. Pay more than the minimum due.

Amount Owed- Pay off balances when possible. Do not use more than 25% of your total credit limit.

Length of Credit History- Have only a few accounts. Hold on to older accounts.

Types of Credit- Have at least 1 major credit card. Avoid very high-cost lenders if possible.

New Credit- Don’t apply for a lot of new credit in a short amount of time.

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Homework & Next Class

-Go over sample application to make sure you have all information gathered to fill out an application.

-Obtain a copy of your credit report.

-Look through credit report for errors and red flags to landlords. Prepare a “explanation of negative problems” if needed.

-Be ready to share on ______ on _______

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One thing I plan to try from today’s lesson:

A. How to have professional conversations

C. Active Listening

D. I learned something else that was helpful. Please tell us!

B. “I Statements”

Other:

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Icebreaker

Paired up in breakout rooms, think about a time when something in your home was broken or didn’t work.

Who was responsible?
How did you get it fixed?
What challenges, if any, did you face in resolving the situation?

Consider sharing your discussion when you come back in the main room.

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Module Objective

Understand tenant responsibilities and those of landlords for repairs and upkeep.
Learn ways to protect your property and security deposit.
Gain an increased appreciation of the financial and personal value of caring for rental living spaces.

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Keys to Determining Responsibilities

Rental agreement terms
Check-in/out forms
Government regulations
Common practice

Based on Wisconsin law - Must be updated for other locations

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Based on Wisconsin law - Must be updated for other locations

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Who is Responsible?

Activity 1: Handout 2

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After explaining the activity launch the following poll…

Poll 1

Question 1: The tenant’s son or daughter throws a ball through a window pane. Who is responsible for the repair?

Answer 1: Tenant

Answer 2: Landlord

Answer 3: It Depends

Question 2: The bathroom lightbulb burns out. Who is responsible for replacing it?

Answer 1: Tenant

Answer 2: Landlord

Answer 3: It Depends

Question 3: The front door lock doesn’t work. Who is responsible for the repair?

Answer 1: Tenant

Answer 2: Landlord

Answer 3: It Depends

Question 4: There is mold on the ceiling of the rental unit’s bathroom! Who is responsible for the repair?

Answer 1: Tenant

Answer 2: Landlord

Answer 3: It Depends

Question 5: The oven is dirty, and was dirty when the tenant moved in. Who is responsible for cleaning it?

Answer 1: Tenant

Answer 2: Landlord

Answer 3: It Depends

Question 6: There is no hot water. Who is responsible for the repair?

Answer 1: Tenant

Answer 2: Landlord

Answer 3: It Depends

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Based on Wisconsin law - Must be updated for other locations

Answer key with explanation in “Facilitator Materials”

Who is Responsible?

Activity 1: Handout 2

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What to do if your landlord won’t respond

Judicare serves 33 counties in N. WI: http://www.judicare.org/
WI Free Legal Answers: https://wi.freelegalanswers.org/
Legal Action of WI serves southern WI: https://www.legalaction.org/
Contact your local health dept. or building inspector

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If you live in the northern part of the state, contact Judicare. Their office is in Wausau and they serve 33 counties.

WI Free Legal Answers allows you to ask a question online and get an emailed response from a volunteer attorney.

Legal Action of Wisconsin is like Judicare but they serve the southern part of the state.

Depending on the issue, you can also contact local government offices for support. If the issue relates to mold, lead paint, insect or rodent infestations, or other issues that could affect your health you can contact the local public health department. You can also contact your city, town, or village government to lodge a complaint with the building inspector’s office. Many municipalities also have their own legal services organizations, so search for those as well because they may be able to help you faster than the larger organizations can.

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File a complaint with DATCP

Go to http://datcp.wi.gov and type Landlord Complaint in the search bar
Complete the online form
A mediator will be assigned to your case
It may take up to 90 days to complete the complaint and mediation process

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Check-in/check-out form

Identify items that may end up as deductions from the security deposit.
To make sure everything is in working order.
To make sure tenants know how to operate and care for equipment in unit.

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Most landlords require residents to make a security deposit when they move into a rental unit. The purpose of the deposit is to provide funds to pay for any damage that occurs while the resident lives there. However, what if the landlord charges a resident for damage that was caused by a previous resident? The best way for residents to protect themselves from this is to complete a detailed inspection of the unit—with the landlord or with a witness who does not live in the rental unit—before moving in.

Wisconsin landlords are required to provide tenants with a Check-In Form when moving into a rental unit for documenting the condition of the unit when a tenant moves in. Tenants have seven days to make any notes on the Check-In Form which the landlord may have overlooked and return it to the landlord.

The primary goal of the inspection is to identify items that may end up as deductions from your security deposit if you don’t call them to the landlord’s attention before you move in. However, there are two other important functions of the check-in inspection:

To make sure everything is in working order—for example, faucets, drains, electric outlets
To make sure tenants know how to operate and care for equipment in the rental unit

The best time to identify problems is before you move in. As you are most likely to have the landlord’s attention at this time, take the opportunity to make sure you know how things work in the rental unit and what maintenance work you are expected to do.

When completing a Check-In Form, look for missing items, damaged items, dirty items and/or excessive wear. Use the form to write down everything found wrong with the rental unit when you move in. Be sure to list even very small “damages,” for example, the number of nail holes in each wall, dents in the kitchen floor, or chipped paint on the baseboards.

Sign and date the Check-In Form; make a copy for yourself and then give the original form to the landlord. It is best to have the landlord sign and date your copy to show the original was received. If you cannot get the landlord to sign tenant’s copy, mail the form to the landlord by certified mail as described in Wis. Wis. Stat. § 704.08. (Tenant Source Book, Legal Action 2016)

We will SHOW a VIDEO in two slides and/or Demonstrate how to use the Rental Unit Inspection Tools or show video of them in use.

Pen/Paper—to document the inspection and to use for noting/dating changes or repairs
Camera/Video—recorder—take pictures of the inspected rooms to have on file, give a set to Landlord. Then store them until it is time to move out, take a new set of photos to show before and after.
Flashlight—to look in dark places, hard to see areas, behind or below. Looking for pest infestations, uncleanliness and damage.
Hairdryer—use to make sure all sockets work. Additionally, because hairdryers use a lot of electricity this should indicate if there are any electrical limits.
Lightbulbs—for use in the areas where a lightbulb should be and there isn’t one. Makes sure the light works.
Measuring Tape—for use in measuring for furniture, window coverings, closets, etc.

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Using the examples on the first page of Handout 3: Check-In/Check-Out Rental Condition Checklist show participants how to use the form to document the current condition, not just place a check mark on it. Look for:

Missing Items—Ice cube trays, window screens, and broiler pans are examples of items that should typically come with the rental unit, but may be missing.
Damaged Items—Cracked window glass, burned or cracked counter tops or bath fixtures, and holes in plaster are examples of damage.
Dirty Items—Ovens and stove tops may have a build-up of baked-on dirt and grease. Bathtubs may have a layer of grime on the bottom that can be hard to remove.
Excessive Wear—Normal wear and tear should not result in deductions from security deposits. However, there can be disputes about what normal wear is and what excessive wear is. It is a good idea to be sure you understand how the landlord defines “normal wear” and to be alert for items that seem to show excessive wear. Carpeting, vinyl flooring, and window treatments are items with which wear and tear can be an issue.

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https://www.youtube.com/watch?v=QTcMU0Ba-7s&feature=youtu.be

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Record Keeping

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Ask participants: write in the chat: where do you keep important papers? How long do you keep them? How do you make sure important documents don’t get lost? Where will you keep your check in/check out form and rental agreement so that you can refer to them when necessary?

Keeping important family records, which include rental agreement, Check-In/Check-Out Forms, and related documents, in an organized manner is a lifesaver when a tenant needs them. It saves time, trouble, money, and frustration of searching for materials. Recordkeeping systems, like spending plans, need to fit your lifestyle. Record keeping systems can be a file cabinet or a simple drawer in a bedroom or a paper box with a cover. You could use file folders, recycled large mailing envelopes or gallon resealable bags to organize documents. Getting started on a record keeping system may be time-consuming at first, but once it is set up, it will be easy to maintain and most important— important papers will be right at one’s fingertips!

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Renters Insurance

Based on Wisconsin law - Must be updated for other locations

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Who is responsible for damages or loss of belongings in a rental property? Most landlords carry property insurance that covers damages to the building. Tenants are responsible for insuring their belongings. Renter's insurance protects the tenant’s property within the rental unit. Documentation of personal belongings is important when purchasing renter’s insurance. Using a camera or video, renters should document their belongings. The photos could be placed with the policy in the record-keeping system. A record of a tenant’s possessions will be invaluable in settling claims with the insurance company. Some rental insurance policies will also cover a tenant’s property when it's outside of the rental unit. Some policies offer liability insurance and cover fire or water damage. It is important for a tenant to check all insurance options within a policy that is being considered. For as much as it covers, renter's insurance is relatively inexpensive.

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What happens when you don’t care for your living space?

Increased chance of sickness and injuries
Increased wear and tear to the rental unit
Deductions from security deposits
Move-out cleaning will be much harder

Trouble with bugs and rodents
More danger of fire
Spend more time looking for things
Embarrassed to bring friends
Could be grounds for eviction

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How Often Do you Clean It?

	Monthly	Weekly	Daily	Never or Rarely
Wash Dishes
Mop Floor
Clean Oven
Disinfect Counters
Clean and Defrost Refrigerator / Freezer
Sweep Floor
Wipe Down Countertops/Stove

Please use annotation feature of Zoom at the top of the screen to note how often you clean or intend to clean these areas of your home.

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One thing I plan to try from today’s lesson:

C. Appreciate the financial and personal value of caring for rental living spaces

B. Learn ways to protect your property and security deposit.

A. Understand tenant responsibilities and those of landlords for repairs and upkeep

Other:

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In module D you learned about what things the landlord is responsible for in an apartment and what responsibilities fall on the tenant. You also learned about how taking care of your apartment can allow you to get back all of your security deposit and can prevent other financial pitfalls like having to pay for damages. Keeping your apartment clean can also prevent pest infestations. Someone tell me how you plan to take action on one or more of the following:

Complete the Who is Responsible? handout
Do a walk-through of the unit you’re considering renting and complete the Check in/check out Rental Condition Checklist
Go through the rental records checklist and see if there are any that you’re missing that you need. Make a plan for keeping them altogether in one place so they’re easy to find.
Read over Cleaning Tips for Renters fact sheet
Complete the Your Plan for Caring for Your Living Space worksheet

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Review Module D’s Homework?

List two reasons why you want to avoid being evicted

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Identify two important things to check for on a rental application

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True or False? Receiving a 5 Day Notice is a legal document that requires that you to move out within 5 days.

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True or False? A 14 day notice allows you to fix the problem with the landlord

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List two reasons why you want to avoid being evicted.

It creates a legal record that will show up on your CCAP record for 10 years.
It may show up on your credit report for 10 years, making access to future credit difficult.
An eviction can make it difficult to secure rental housing in the future.
You can be held liable for double your owed back rent, as well as legal fees.
If the Writ of Restitution is served before you move out, you might lose possessions in the rental property.
If your possessions are removed by the sheriff, you are responsible to pay storage costs.

Identify two important things to check for on a rental agreement.

Length of the lease
Who is allowed to occupy the rental property
The monthly rent amount
Who do you contact for maintenance
What utilities are you responsible for
How much is the security deposit
Are pets allowed
Are there non-standard provisions

True or False? Receiving a 5 Day Notice is a legal document that requires that you to move out within 5 days.

False. Receiving a 5 Day allows the tenant to correct the issue with the landlord within 5 days, typically paying overdue rent. If the issue is not resolved within 5 days, the landlord can begin the eviction process.

True or False? A 14 Day Notice allows you to fix the problem with the landlord.

False. A 14 Day does not allow you to correct the problem, unless you make a specific agreement with the landlord. A 14 Day requires you to move out within 14 days. In most situations, you must receive a 5 Day Notice prior to receiving a 14 Day.

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Reproduced from Warmups for Meeting Leaders, Sue Bianchi, Jan Butler, and David Richey. San Diego, California: University Associates, 1990.

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show the answers

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Using the annotate feature,

1.Put a dot on the i

2.Write the word candy in the spaces

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When everyone is finished, briefly discuss the responses listed on the activity sheet. This activity can help participants to experience how hard it can be to really listen.

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1.I didn't say exactly how to "put a dot on the i". While some people may have interpreted this to mean, dotting the "I," others may take it literally and place the dot right "on" the "I" (demonstrate onboard). There are opportunities for misunderstanding even in very basic communication.

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2. Some people might take this literally and put the letters in the spaces, like this: C_A_N_D_Y (not on the lines). (Write on board.) We tend to filter everything we hear through our own personal biases. Is one more correct than the other?

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Using the annotate feature or in the chat, write the answer to the question that is read

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You are the driver of a school bus. At the first stop, 13 kids get on, at the second stop 5 get on and 2 get off, at the third stop 2 get on and 1 gets off, at the fourth stop 1 kid gets on, and at the fifth stop 3 get on and 2 get off. How old is the bus driver?

Who is the bus driver? Since "you're the bus driver," the answer is your own age. What got in the way of you hearing this? When wespeak off-topic (who got on and off wasn't important), critical pieces of information get lost.

Ask participants for examples of how this miscommunication could happen with landlords, roommates or neighbors. Ask participants what would have helped with the communication process in the above statements. Offer Handout 4: Active Listening and Positive Messages as a tip sheet to help with communicating more effectively.

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Listen to the following and remember your answer

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ASK - You are the driver of a school bus. At the first stop, 13 kids get on, at the second stop 5 get on and 2 get off, at the third stop 2 get on and 1 gets off, at the fourth stop 1 kid gets on, and at the fifth stop 3 get on and 2 get off. How old is the bus driver?

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You can write your answer in the chat.

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Who is the bus driver? Since "you're the bus driver," the answer is your own age.

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What got in the way of you hearing this? When we speak off-topic (who got on and off wasn't important), critical pieces of information get lost.

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ASK - What are some examples of how miscommunication could happen with landlords, roommates or neighbors?

ASK - What would have helped with the communication process in the above statements?

Offer Handout 4: Active Listening and Positive Messages as a tip sheet to help with communicating more effectively.

�

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Module Objectives

Understand the difference between business and personal relationships.
Develop active listening skills.
Practice formulating clear I messages.

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Business Relationships Talking Tips

Plan ahead
Determine the topic
Take notes and use written communications, when appropriate
Have direct conversation in a neutral location
Be specific

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Think about people with whom you have a business relationship (phone company, school, bank, etc.). How do you talk with them? (Acknowledge answers) You probably talk more directly, courteously, and with specifics. You do this is by: 1) planning ahead, 2) determining the topic, 3) if necessary–making notes, 4) having direct conversation in a neutral location, and 5) being specific. Business relationships focus on the facts, not the strong emotions that are present in personal relationships.

Ask participants to briefly describe an issue that they have recently experienced with a landlord, neighbor or roommate. List these issues on a flipchart or board. When five or six issues have been listed, summarize them and point out how resolving each of the issues should involve communicating with facts and a business approach.

Before you call, text, or email - think about what you want to say and why?

Plan ahead - write down your questions and needs ahead of time, when calling, texting or emailing - state your full name, your unit/address, your phone number, and best time to reach you. You could even schedule a time to talk with you landlord, if it isn’t an immediate need/emergency.

Determine the topic - Be prepared to tell the landlord what the purpose of your call/text/email is so they have an idea of what your needs are.

Take notes and use written communications - Create a paper trail that you can refer back to, if needed. This helps you to remember what answers the landlord gave and promises made, actions taken, and deadlines. It also helps to remind you what actions or steps you need to take as the tenant. You can use these written notes in the future, if a dispute arises or no action was taken.

Have direct conversation in a neutral location - ???

Be specific - If there are needs or specific requests that you have, ask. Don’t expect the landlord to read your mind. I.e. if you are unemployed and behind on rent, give the full information that you can with specific dates on when the rent can be paid, etc.

Remember - these talking tips can be used in a variety of situations such as contacting a utility, credit card company, etc.

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In the chat or using audio, list an issue that you have had with a landlord, neighbor, or roommate

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Think of a conflict or disagreement you have had with someone in the past.

In the chat box, write 1 word to describe how you felt when the situation occurred.

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Think of a conflict or disagreement you have had with someone in the past.

In the chat box, write 1 word to describe how you felt when the situation occurred.

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Active Listening Skills

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Active Listening

Face the person who is speaking.
Focus your attention on what she/he is saying.
Let the person finish speaking before asking questions or responding.
When the person finishes, restate in your own words what you heard them say.
Ask the person if she or he thinks you restated their message correctly.
Respond to what the person said.

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Positive Messages

Own the message. Use the word “I,” not “you,” “they,” or “we.”
Discuss one issue at a time. Don’t use the “laundry list” approach.
Describe the facts:

What needs to be repaired or changed?
What you have already done to fix it?
How it is affecting you and your family/household?
What you want/hope will happen?

Don’t call the other person names or blame. This will put the other person on the defense and meet your negative expectation.
Start a conversation in a conflict situation only when you are, and can remain, calm.

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Using “I” Statements

When ____________________

I feel _____________________

Because __________________

Would you please ___________

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Mary and Sarah model “I statements”,

(Sarah gives the Scenario 1 Example Sarah models “I statements”, Sarah is the tenant)

Suggested Introduction: Just as our emotions can get in the way of listening, they can also get in the way of clearly expressing ourselves. This activity provides some ideas how participants can more successfully communicate their needs and concerns when it is important to be heard. This technique is sometimes referred to as the “I Message” technique because it stresses speaking for yourself—saying what you feel and what you need.

Have you ever tried to confront someone and planned to be very clear with your communication? Maybe you started the conversation like “You said you would fix the lock on the door.” When we have strong feelings in conflict, especially anger, we often use “You” statements. These are statements that start with “you” and they tend to accuse, blame, or belittle someone. When this happens, typically the conversation turns into a heated argument and people get defensive. “You” messages generally irritate people and can derail the conversation very quickly. People focus on their emotions and feelings and not at all on what you intended to say. As Maya Angelou once said, “People will forget what you said, people will forget what you did, but people will never forget how you made them feel.”

It IS possible to express strong feelings without increasing the conflict by using “I messages.” They help keep the conversation moving in the right direction. We can express our feelings (frustration, disappointment, anger, etc.) and needs without sounding accusatory.

“I messages” usually begin with the words “I feel” so you don’t come across as being critical of the other person. They tell the other person your own feelings, what happened for you to feel this way and what can be done to help change the situation. “I messages” help you take responsibility for your own ideas and feelings instead of blaming the other person. We always have a choice in how we respond or react. And it does take a LOT of practice to use “I messages.” Handout 4: Active Listening Tips and Positive Messages suggests other things to keep in mind when formulating “I messages.”

Failing to talk things over with landlords, roommates and neighbors can result in misunderstanding, hurt feelings, and arguments. Learning to communicate clearly and honestly can keep things from getting out of control. Follow this template as you learn how to communicate in a positive way, asking for your needs to be met.

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Breakout Rooms

One person represent the tenant and another the landlord
Others are observers
Try to resolve the issue using the I statements framework
Debrief and discuss alternative approaches, what to do when this method doesn’t work

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Assign people to breakout rooms and give each room one of the following five scenarios. As one person to be the landlord, another the tenant, and if there are others, observers. Ask the tenant to use I messages to explain the situation and what they want done using the framework on Handout 2. Debrief breakout room discussions when the groups join the main room.

Scenario 1

When you got up this morning, you found water dripping into your bathroom from the rental unit above. In addition to the mess and the fact that the water has made the floor slippery, it is causing damage to the ceiling tiles.

You haven’t spoken with the landlord for several months, but you have heard other tenants complain that he doesn’t fix things. You call him and say…

Scenario 2

Chris is a single parent of three children, ages 5, 8, and 10. Chris has just returned from work and picking up the children from school. Chris works from 6:30 a.m. to 3:00 p.m. It is a rainy day. The three children are playing games in the hallway, chasing each other, and screaming.

To you, the next-door neighbor, the children seem to be getting louder and louder. You work from 11:00 p.m. to 7:00 a.m. and you just want to sleep. You knock on Chris’s door and say…

Scenario 3

You are responsible for paying the electric company for heat and electricity. When you moved in three months ago, you were working 40 to 50 hours per week. You were just keeping up with the rent and other bills. The electric bill is usually $60-$70 each month.

Now you’ve lost work and work only 30 to 35 hours each week. You did not pay the electric bill last month. This month’s bill just came. You owe $160 and do not have the money to pay it. You call the electric company and say…

Scenario 4

When you moved in two months ago, you noted on the check-in form that two windows did not have screens on them. This is in violation of local housing code. When you submitted the check-in form to the landlord, you mentioned the need for these screens. She said, “I’ll have to order them.” Nothing has happened since then. The weather is warming up and you’d like to open your windows. You do/say this to address the issue…

Scenario 5

When you moved in with your friend, you both signed the lease. For the first seven months things went reasonably well. Now, the two of you rarely speak to each other and have started locking your food in separate rooms. Your roommate has recently threatened to move out. You do/say this to address the issue…

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Homework

Next week’s topic is: Rental Agreements, Moving In, and Moving On

Read handout for Repairs and Government Regulations (Handout #1 in Module D)

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One thing I plan to try from today’s lesson:

C. Practice using positive messages

B. Practice active listening skills

A. Prepare for communication with someone I have a business relationship

Other:

D. Form and use ‘I’ statements.

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Before next class (Thursday)

Complete the Module F pretest

https://docs.google.com/forms/d/e/1FAIpQLSe7lLYTBYKdx0VAV3QVoq6fMfM9YhGhAWNxmdaBgFLVC5kgEw/viewform

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Ice Breaker Activity

What do you think? What have you heard?

True or False? A verbal rental agreement is legal in Wisconsin.

True or False? A security deposit can always be used as a payment for your last month’s rent.

True or False? An eviction will be recorded on your credit report but does not show up as a legal record.

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Module Objectives:

Increase ability to read and understand a rental agreement.
Gain knowledge of legal procedures related to rental agreements.
Understand procedures to follow when ending a rental agreement.
Increase understanding of the importance of rental records.

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This module also covers steps in ending a rental agreement. You may wonder why we are going to discuss moving on when you are thinking about moving in. How you move out of where you are living now can affect your landlord reference when you are looking for a new place. If you want your full security deposit back when you move out, there are some things you need to do when you move in. We’ll also discuss the eviction process and actions landlords take if they want a tenant to move out.

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Legal information only applies to Wisconsin. I am not an attorney. Usually have Legal Action attorney join me for this module. Contact Legal Action or JudiCare.

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Before we start, don’t be afraid to ask questions, ask out loud or put in chat. Don’t be afraid to stop me at any time if you don’t understand something.

Go through resources in the workbook. Resources section has Wisconsin Landlord Tenant Guide. These are the state laws that apply to renting. Legal Action Tenant Sourcebook is last section. Uses plain language to answer legal questions and scenarios. Legal Action is a great resource.

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Rental Agreements

Spoken or written LEGAL contract
Outlines the term of the agreement – what the landlord expects of the tenant and what the tenant expects of the landlord
Important to read and understand

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Read slide first.

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A rental agreement is a legal contract, whether written or oral, between the landlord and tenant. The terms of the agreement explain what the landlord expects of the tenant and what the tenant expects of the landlord. A verbal rental agreement is legal in Wisconsin. This answers quiz question 1.

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Signing this agreement means you will follow the terms explained in the agreement. While it may be tempting to just sign the agreement so you can move in, it is very important to read and understand it. Take your time to read the agreement – don’t feel pressured to sign one that you haven’t read completely or discussed with the landlord. If you don’t feel comfortable reading and understanding the rental agreement, ask a friend or family member to help you. You can also contact the Tenant Resource Center in Madison if you have specific questions about rental terms.

�Most written rental agreements use a standard form; however, some landlords add extra conditions to a rental agreement that are handwritten or typed into or attached to the form. This is legal, but occasionally the conditions are not legal. Very carefully read any language that is added to the pre-printed rental agreement. If it doesn’t seem fair to you, check with an attorney. Your rental agreement is a very important document to keep and refer to throughout your tenancy. Keep it secure with your other rental documents.

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Advantages of a Written Rental Agreement

Easier to enforce if there are problems
Avoids surprises when memories differ
Provides a record of the conditions the landlord and tenant agreed to
Protects tenant from changes in rent or rental conditions that occur after move-in

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Read slide first

Ask for a written rental agreement. Written agreements give you a record of the terms and are easier to enforce if there is a problem.

A written rental agreement includes many legal terms and language that may seem “foreign.” As you sign the rental agreement, which is a legal contract with your landlord, it is important to know what the terms mean.

Request and complete a check-in and check-out form with the landlord. Ensure you both agree on the condition of the unit before you sign the lease.

�While it is usually best to have a written rental agreement with your landlord, rental agreements and leases for less than one year are not required to be in writing. When you agree to rent an apartment but do not have the agreement or lease in writing, it is called an “oral” agreement. The problem with oral agreements is if you and your landlord later disagree about the rental terms which were agreed on; then you will not have anything in writing the landlord signed to prove you are right. With a written rental agreement, you can prove you are right because the written words in the agreement show exactly what you and your landlord agreed to when you first rented the apartment.

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Rental Agreement Checklist

Who can live in the apartment?
Where do you pay your rent?
What utilities must you pay?
Who is responsible for being sure the smoke detectors in the apartment work?

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Use Sample Rental Agreement in workbook to ask questions and find answers�

There is a lot of important information on rental agreements and most people do not read the entire thing. This is your time to ask and use your two way communication skills. Non-compliance with the lease can be grounds for eviction. Not understanding something or saying “I didn’t know that” is not a valid excuse. �

There can be addendums to the lease. Some addendums can be multiple pages and the lease is often a two sided document. It is important to read over the lease ahead of time and understand all components. Always make a copy of all components of a lease and addendums for your personal records! Someday you will move out! �

Lines are numbered in the left margin, 1-82. There is a left and right column to the top half of the page. �

Who can live in the apartment?

Line 3-6, left column, tenants, 2 adults, 2 children, John, Jane, Joseph, Julie Smith�

How much is the rent?

Line 19, left column, $575�

When is the rent due?

Line 21, left column, 1st day of each month�

Where do you pay the rent? Two possible answers!!!!

Line 23, left column OR Line 12, right column. Something to verify with landlord.�

What utilities must you pay?

Line 25, right column, Electricity, Gas, Heat, A/C�

Who is responsible for being sure the smoke detectors in the apartment work?

Smoke Detector Notice, Lines 9-13, (b), (c), (d)�

There is a rental agreement checklist for you to use on the next page that asks these same questions and many more. Make certain you understand what you are signing!!!�

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Moving On Quiz - True or False?

1. If your roommate moves out before the rental agreement ends and stops paying their portion of the rent, you are responsible for their portion of the rent.

2. When a tenant moves out, landlords are allowed to deduct for normal wear and tear.

3. If you need to move out early, your security deposit can serve as your last month’s rent.

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Ending a rental agreement ideally occurs at the end of the term of the agreement. However, sometimes tenants want to leave the property before the term is over and sometimes the landlord wants the tenant to move out. Wisconsin Landlord Tenant Law defines proper notifications and procedures to follow when ending rental agreements. You can also consult a lawyer or the Tenant Resource Center on how to terminate a lease.

It is recommended that the tenant notify the landlord of their intent to vacate the premise ahead of time. The notice given to the landlord will depend on the type of rental agreement you have. Read your rental agreement to know what is expected of tenants when they end the agreement. This helps protect your right to the return of your security deposit as well as not being charged for rent after the month you move out. Keep a copy of the notice you give the landlord. If you need to vacate the property before the rental agreement is over, talk to your landlord about your options. Find out if you can end the lease early, if you can sublet the property, or they can offer/have another solution. You can also consult a lawyer or the Tenant Resource Center about your options. Likewise, when a landlord wants a tenant to vacate the property at the end of the agreement, the landlord will usually provide written notice of this intent. If the Rental Agreement has an automatic renewal, the terms of the initial rental agreement remain in place. If a tenant violates a provision of the rental agreement, the landlord must notify the tenant of the violation and follow state laws regarding rights to cure the violation, or begin the legal process of evicting the tenant.�

1.True Rental Agreements often state all tenants, if more than one, are “jointly and severally liable” for the full amount of any payments due under the agreement. If your lease has a “joint and several liability” clause, a landlord can hold one or any tenant responsible for all the rent. Tenants can then hold each other responsible.

2.False Wisconsin regulation specifically prohibits landlords from deducting money from security deposits for items such as minor chipping, discoloration of paint, a few nail holes in walls, or scratches on a kitchen countertop, which do not indicate neglect or damage on the part of the tenant. Normal wear and tear is usually defined as the damage that occurs during a tenancy that is not the result of the tenant’s misuse of the property. However, damage such as large holes in walls, burned countertops, and broken items are not considered normal wear and tear and you will likely be responsible for paying for repairs.�

3. False This is the answer to pre-quiz question 2. Landlords can deduct unpaid rent from a security deposit; however, this will leave you with a record of being behind on your rent. In addition, the security deposit may not be large enough to cover rent, unpaid utility bills, as well as damage or cleaning deductions. It might also leave you with an eviction on your record. Try to save the security deposit to pay for damages, if any.

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Chart is in book�

Eviction is the legal process a landlord may follow when a tenant has violated a term of the rental agreement and not corrected the violation. The process begins as the landlord notifies the tenant of the violation and provides a notice to remedy (cure) the violation or to move out of the rental unit. If the tenant does not fix the violation within the specified timeframe, or move out, the landlord may begin an eviction process. It is illegal for a landlord to lock a tenant out, shut off their utilities or force them out of the unit. It is important to remember that in Wisconsin a tenant can only be forced to leave an apartment after they have a court date, and only if the judge rules in the landlord's favor. Then the judge's order must be given to the sheriff who would then remove the tenant from the apartment. The landlord cannot change the locks, throw the tenant's stuff out or take any other action without this court order, and the sheriff is the only person who can physically remove the tenant.

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Review the flow chart with the full class, emphasizing it is a legal, court driven process not a landlord driven process. This is only an overview of the process. Participants with specific questions about evictions should consult an attorney. The purpose of this discussion is to help participants understand why they should avoid eviction.

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Why Not Get Evicted?

An eviction results in a long-term court record. In Wisconsin, it can be on your CCAP record for 10 years.
Evictions may be posted on your credit record.
The eviction judgment may require you to pay double the rent you owe, legal costs for the landlord, and other fees.
You may lose possessions in the apartment if the eviction occurs before you move out.
If the sheriff removes your possessions, you will be required to pay for the moving and storage in order to later recover them.

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Read slide first

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Eviction judgements result in long term court records, which future landlords may check when you apply for new housing. Will be on CCAP record for up to 10 years. This is the answer to pre-quiz question 3.

Will likely show up on your credit report for up to 10 years if the landlord reports to credit agencies. This makes it difficult to rent again.

The eviction judgement may require you to pay double the rent you owe and statutory costs and fees, such as the filing fee, cost of service, and statutory attorney’s fees.

Eviction is served by the sheriff, you will need to leave the property when the eviction is served. To avoid the sheriff from executing the writ, it is in your best interest to leave as promptly as possible. Once the sheriff receives the writ, he/she has to execute (bring it to your rental unit) within 1 to 10 days, and remove you and any other occupants. The timeline varies by county. You may lose possessions in the unit if the writ is executed before you move out.

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Notices and Eviction Language

•28 Day Notice = C

•Eviction = E

•Joint and Several Liability = K

•Return Date = H

•Self-help Eviction = F

•Summons and Complaint = G

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Matching is in the workbook

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Background Information list in workbook has these and other rental legal terms

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28 Day Notice- C · Written notice given to terminate a month to month tenancy

Eviction- E · The court process required to remove a tenant who has materially violated the lease. Legal process with multiple steps. · Appears in Wisconsin CCAP – stays on record for generally 10 years. · Talk about why not to be evicted. · Eviction process flowchart for Wisconsin.

Joint and Several Liability- K · Legal term which means that each tenant in a unit may be held solely responsible for the entire amount of rent or other damages, including that owed by other co-tenants, if there is a clause in the rental agreement making tenants jointly and severally liable. · The landlord may hold any combination of the tenants responsible at his or her discretion. · A very important clause to know/understand when tenants are roommates.

Return Date- H · The date and time listed on the Summons and Complaint.

Self-help Eviction- F · Illegal action during which the landlord forces out the tenant without having gone through the formal eviction process. Landlord may not take the law into his own hands. · No being “put out” – belongings moved out of unit and/or on curb. · Three general types – lock out/open up/utility shut off (Legal Action book) – all illegal in WI. · Landlord may not change locks. · Landlord may not take off doors open windows to leave your belonging vulnerable. · Landlord may not have utilities shut off.

Summons and Complaint- G · Piece of paper landlord completes when he/she files for an eviction with the court. · Delivered to the tenant by sheriff deputy or other process server. · Tells the tenant when and where to go to court for the eviction action.

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Notices and Eviction Language

•5 Day Notice = A

•Writ of Restitution = J

•Cure = D

•14 Day Notice = B

•Eviction Trial = I

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5 Day Notice- A · Written notice given to the tenant for a violation of the rental agreement giving the tenant 5 days to fix the violation or move out. Allows for the tenant the right to fix the violation (e.g., late payment of rent). · For nonpayment of rent, “cure” means paying all the rent. · For other rental agreement breaches, “cure” means taking reasonable steps reasonable steps to fix the breach and proceeding with reasonable diligence Wis. Stat. 704.17(2)(b).

Writ of Restitution- J · Piece of paper that orders the sheriff to remove the tenant from the property. · Landlord receives after being granted judgment of eviction by court. · Landlord gives to sheriff, and sheriff has 1 to 10 days to deliver to tenant. · When sheriff delivers, the tenant must leave.

Cure- D · Correct/fix the problem, e.g., pay rent

14 Day Notice- B · Not conditional like a 5 day notice – must move out. · Must allow for at least 14 days. · If you have a year rental agreement, a 14-day notice is only valid if you received a previous 5-day notice within the past 12 month for the same category of breach. There are two categories, the first is non-payment of rent, and the second is everything else required by the lease.

Eviction Trial- I · If tenant appears at the return date and disputes or contests the eviction, the matters is set for trial. · Tenant must prove their defense at the trial (i.e., bring witnesses, documents, photos, etc.).

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Moving On Quiz - True or False?

4. If you receive a 5 Day Notice that your rent is overdue, you must pay the back rent within five days or move.

5. If you have a month to month tenancy and you receive a 14 Day Notice that your rent is overdue, you must move.

6. If you have a tenancy under a written lease and have received a prior 5 Day Notice for past due rent, you must move if you receive a 14 Day Notice that your rent is overdue

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4. True Five day notices are usually the first notice received by tenants with a rental agreement. Five day notices explain what must be done to avoid the termination of your tenancy. This is called the “cure”. If you receive a 5 day notice to pay rent, you need to pay the full amount of unpaid rent within the 5 days specified by the notice. Notices may be for problems other than non-payment of rent. If you receive such a notice, you should immediately take steps to correct the problem. Landlords may start the eviction process if the tenant does not pay the rent, correct the problem, or move. Tenants who believe the notice is not justified should seek legal counsel. If you fail to correct the problem or move after receiving the 5 day notice and the landlord files an eviction action, the court may require that you pay the landlord twice the normal rent for each day you occupied the apartment after the expiration of the 5-day notice if the eviction is granted.

5. True A 14 day notice does not give you the right to correct the problem. You can’t cure the issue. Tenants who believe the notice is not justified should seek legal counsel. If you fail to move after receiving the 14 day notice and the landlord files an eviction action, the court may require that you pay the landlord twice the normal rent for each day you occupied the apartment after the expiration of the 14 day notice if the eviction is granted.

6. True A 14-day notice does not give you the right to correct the problem, e.g., pay the rent. If you have a written lease for a term of longer than one month and less than one year, then you must receive a 5-day notice with the right to correct the problem before you can be given a 14 day notice. You can only be given a 14-day notice if you were previously given a 5-day notice within the last 12 months. A landlord can also continue to give 5-day notices instead of a 14 day notice. Tenants who believe the notice is not justified should seek legal counsel.

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Based on Wisconsin law - Must be updated for other locations

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The security deposit paid to a landlord when a tenant moves in is “insurance” should the tenant miss paying rent or damage the property. Wisconsin landlord/tenant law requires the landlord to deliver or mail the security deposit, less any amounts withheld, to the last known address of the tenant within 21 days after the end of the rental agreement term. The landlord may withhold money from the security deposit for tenant damage, waste or neglect of the property, nonpayment of rent, and utility bills left unpaid when the tenant moves out.

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Disputes over security deposits are a common problem between landlords and tenants. The check-in/check-out form is an important tool in getting back your security deposit. How does the property compare as you get ready to leave versus how it looked when you moved in? Complete the check-out portion of the form, take pictures, and/or walk through the property with your landlord. If possible, return the keys to the landlord in person and get a receipt. This lets the landlord know you are no longer living in or using the property. Provide the landlord with a written and dated forwarding address, or tell them to send the deposit to your old address and put in a forwarding request with the Post Office. Keep a copy of what you have shared. Be sure to clean and remove all of your belongings.

�Security Deposit Deductions Letter. This is an example of a security deposit letter from a landlord. Deductions are itemized and the amount of the security deposit returned to the tenant is listed. If a landlord does not follow the rules on the return of a security deposit a tenant may be able to sue the landlord for double the amount of the security deposit or double the amount of the security deposit which was wrongfully withheld. Since laws on security deposits changed in 2012 and 2014, it may be important to seek legal advice if there is a dispute.

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Recap from today

List two reasons why you want to avoid being evicted.
Identify two important things to check for on a rental agreement.
True or False? A 5 Day Notice is a legal eviction document that requires that you move out within 5 days.
True or False? A 14 Day Notice allows you to fix the problem with the landlord.

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One or more thing(s) I plan to try from today’s class…

B. Learn the terms of eviction process

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C. Understand the different eviction notices

D. Read the terms of my rental agreement

A. Search my name and/or my landlord on CCAP

Other

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Thank you for taking the Rent Smart course!

Please complete the evaluation: https://uwmadison.co1.qualtrics.com/jfe/form/SV_6M64SRPYMqwpBqt
You can find all of the Rent Smart materials here: https://fyi.extension.wisc.edu/rentsmart/
We will send you your certificate once you complete the evaluation.�

Thanks again for your participation!!�

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Resources

https://fyi.extension.wisc.edu/rentsmart/�https://www.tenantresourcecenter.org/

https://www.legalaction.org/

http://www.judicare.org/

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Thank you!

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Closing

Thanks for taking the Rent Smart course!

Please complete the evaluation: https://uwmadison.co1.qualtrics.com/jfe/form/SV_6M64SRPYMqwpBqt
You can find all of the Rent Smart materials here: https://fyi.extension.wisc.edu/rentsmart/
We will send you your certificate once you complete the evaluation.

Thanks again for your participation!!

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