{"id":804,"date":"2024-08-27T20:51:53","date_gmt":"2024-08-27T20:51:53","guid":{"rendered":"https:\/\/frontporchpm.com\/new\/?p=804"},"modified":"2025-12-18T23:57:22","modified_gmt":"2025-12-18T23:57:22","slug":"landlord-beware-actions-or-inactions-can-speak-louder-than-words","status":"publish","type":"post","link":"https:\/\/frontporchpm.com\/new\/blog\/landlord-beware-actions-or-inactions-can-speak-louder-than-words\/","title":{"rendered":"Landlord Beware: Actions (Or Inactions) Can Speak Louder Than Words"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"804\" class=\"elementor elementor-804\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-ed4f5e5 elementor-section-full_width elementor-section-height-min-height elementor-section-height-default elementor-section-items-middle\" data-id=\"ed4f5e5\" data-element_type=\"section\" data-e-type=\"section\" 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srcset=\"https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/09a7ed2ef0438ed7ed57296f78da97c8.png 450w, https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/09a7ed2ef0438ed7ed57296f78da97c8-300x133.png 300w\" sizes=\"(max-width: 450px) 100vw, 450px\" \/>\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-720a9b8 elementor-section-full_width elementor-section-height-min-height elementor-section-height-default elementor-section-items-middle\" data-id=\"720a9b8\" data-element_type=\"section\" data-e-type=\"section\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-bca5d54\" 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xmlns=&quot;http:\/\/www.w3.org\/2000\/svg&quot;&gt;&lt;path d=&quot;M464 32H48C21.5 32 0 53.5 0 80v352c0 26.5 21.5 48 48 48h416c26.5 0 48-21.5 48-48V80c0-26.5-21.5-48-48-48zm0 394c0 3.3-2.7 6-6 6H54c-3.3 0-6-2.7-6-6V86c0-3.3 2.7-6 6-6h404c3.3 0 6 2.7 6 6v340zM356.5 194.6L295.1 256l61.4 61.4c4.6 4.6 4.6 12.1 0 16.8l-22.3 22.3c-4.6 4.6-12.1 4.6-16.8 0L256 295.1l-61.4 61.4c-4.6 4.6-12.1 4.6-16.8 0l-22.3-22.3c-4.6-4.6-4.6-12.1 0-16.8l61.4-61.4-61.4-61.4c-4.6-4.6-4.6-12.1 0-16.8l22.3-22.3c4.6-4.6 12.1-4.6 16.8 0l61.4 61.4 61.4-61.4c4.6-4.6 12.1-4.6 16.8 0l22.3 22.3c4.7 4.6 4.7 12.1 0 16.8z&quot;&gt;&lt;\/path&gt;&lt;\/svg&gt;\" data-full-width=\"yes\">\n\t\t\t\t\t<ul id=\"menu-1-147009b\" class=\"hfe-nav-menu\"><li id=\"menu-item-1355\" class=\"menu-item menu-item-type-post_type menu-item-object-page menu-item-home parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/\" class = \"hfe-menu-item\">HOME<\/a><\/li>\n<li id=\"menu-item-252\" class=\"menu-item menu-item-type-post_type menu-item-object-page parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/about-us\/\" class = \"hfe-menu-item\">ABOUT US<\/a><\/li>\n<li id=\"menu-item-330\" class=\"menu-item menu-item-type-post_type menu-item-object-page parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/owners\/\" class = \"hfe-menu-item\">OWNERS<\/a><\/li>\n<li id=\"menu-item-531\" class=\"menu-item menu-item-type-post_type menu-item-object-page parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/tenants\/\" class = \"hfe-menu-item\">TENANTS<\/a><\/li>\n<li id=\"menu-item-395\" class=\"menu-item menu-item-type-post_type menu-item-object-page parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/agents\/\" class = \"hfe-menu-item\">AGENTS<\/a><\/li>\n<li id=\"menu-item-767\" class=\"menu-item menu-item-type-post_type menu-item-object-page parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/noteworthy\/\" class = \"hfe-menu-item\">NOTEWORTHY<\/a><\/li>\n<li id=\"menu-item-440\" class=\"menu-item menu-item-type-post_type menu-item-object-page parent hfe-creative-menu\"><a href=\"https:\/\/frontporchpm.com\/new\/contact-us\/\" class = \"hfe-menu-item\">CONTACT US<\/a><\/li>\n<\/ul> \n\t\t\t\t<\/nav>\n\t\t\t<\/div>\n\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t<div class=\"elementor-element elementor-element-82ba91d e-flex e-con-boxed e-con e-parent\" data-id=\"82ba91d\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-17c8b05 elementor-widget elementor-widget-heading\" data-id=\"17c8b05\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">LANDLORD BEWARE: ACTIONS (OR INACTIONS) CAN SPEAK LOUDER THAN WORDS<\/h2>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-dca8369 elementor-widget elementor-widget-text-editor\" data-id=\"dca8369\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>You\u2019ve almost certainly heard this expression before, and you\u2019ve probably experienced it first-hand. Maybe you\u2019ve even put it into practice a time or two. Not surprisingly, this little gem of advice can apply to a landlord\/tenant relationship many times over. In fact, not only do actions speak louder than words, they can alter a contract in ways you don\u2019t expect. Take, for example, the following scenario based on a true experience (names have been changed to protect the innocent):<\/p><p>Mrs. Smith took the necessary precautions to initiate a lease that provided all the important and necessary clauses when renting to her tenant, John. John moved in and paid rent on time for about three months. Without explanation one month, he did not pay the rent on the first. Mrs. Smith waited a few days and then contacted John, who informed her that he would be paying the rent, but not until the 15th of the month. Although Mrs. Smith was not satisfied with this answer or arrangement, she agreed, and in the interest of keeping a good relationship, accepted his explanation that he had some unusually high bills that month. She waited for the rent without issuing a \u201cNotice to Pay Rent or Quit,\u201d and John eventually paid the rent on the 17th of the month.<\/p><p>From this point on, this became the pattern: John did not pay the rent on time, Mrs. Smith would contact John, he would give a variety of excuses, and although annoyed, Mrs. Smith would agree. He would then pay the rent between the 15<sup>th<\/sup>\u00a0and the end of each month. This went on for about eighteen months.<\/p><p>Finally, Mrs. Smith decided this rent situation was unacceptable and she issued a Notice to Pay Rent or Quit on the second day of the next month the rent wasn\u2019t paid. After the three-day period ended and the rent remained unpaid, Mrs. Smith contacted John and he stated he would not have the rent until the fifteenth of the month. Incensed, Mrs. Smith contacted her attorney and started immediate legal action to evict her tenant, but she didn\u2019t disclose all the facts not realizing they were important.<\/p><p>John engaged a free Legal Aid service and answered the eviction. In court, Mrs. Smith\u2019s attorney argued that John had not paid his rent according to his contract. John\u2019s attorney produced every paid rent receipt arguing that Mrs. Smith had altered the contract with \u201cimplied consent\u201d by allowing him to pay on or after the fifteenth every month. Under oath, Mrs. Smith admitted she had agreed to accept the rent after the 15<sup>th<\/sup>\u00a0and had not previously served a notice.<\/p><p>The judge ruled that John could remain in the property as long as he brought the rent current and Mrs. Smith was responsible for her legal fees. After her court experience, Mrs. Smith was reluctant to initiate any other legal action until John was over two months behind in his rent. John did not protest the eviction and abandoned the property with four months of rent in arrears and damage.<\/p><p>Normally, tenants do not challenge an eviction, most eviction attorneys prevail, and the judge rules in favor of the owner on a Pay Rent or Quit Notice. However, Mrs. Smith\u2019s acceptance of the rent after the 15th for so many months created a verbal contract by implied consent, which provided a loophole for the Tenant.<\/p><p>The moral of the story is that, as a landlord, you should always make sure you are following the law and your lease, and if you wish to make modifications to a specific situation, make sure to get them in writing. Serving a Pay Rent or Quit Notice is important when the unpaid rent is due, and it sets the tone for future expectations. If you decide to accept late rent, be sure to clarify that it does not modify the original lease.<\/p><p>As your Property Manager, we know that, although a serving a notice can seem unpleasant, it is always necessary to protect our owner\u2019s investment first and foremost. If this is something that is difficult for you as a landlord, or you are unwilling, a property manager might be a good partner with you to help turn your active investment into a passive one.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-9c34f6a e-con-full e-flex e-con e-parent\" data-id=\"9c34f6a\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t<div class=\"elementor-element elementor-element-9e2cdea e-con-full e-flex e-con e-child\" data-id=\"9e2cdea\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-5dd054b elementor-widget elementor-widget-text-editor\" data-id=\"5dd054b\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>Wendy Kunkel<br \/>Phone: 678-250-5458<br \/>wkunkel@frontporchpm.com<br \/>980 Birmingham Road Ste 501-274 Milton, GA 30004<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-70ecad6 e-grid-align-left elementor-shape-rounded elementor-grid-0 elementor-widget elementor-widget-social-icons\" data-id=\"70ecad6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"social-icons.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<div class=\"elementor-social-icons-wrapper elementor-grid\" role=\"list\">\n\t\t\t\t\t\t\t<span class=\"elementor-grid-item\" role=\"listitem\">\n\t\t\t\t\t<a class=\"elementor-icon elementor-social-icon elementor-social-icon-facebook elementor-repeater-item-51037a5\" href=\"https:\/\/www.facebook.com\/frontporchpm\/\" target=\"_blank\">\n\t\t\t\t\t\t<span 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data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img decoding=\"async\" width=\"300\" height=\"176\" src=\"https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/6cb6f532d99dfd7ba0a3d7c7f55aeb6e-300x176.png\" class=\"attachment-medium size-medium wp-image-236\" alt=\"\" srcset=\"https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/6cb6f532d99dfd7ba0a3d7c7f55aeb6e-300x176.png 300w, https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/6cb6f532d99dfd7ba0a3d7c7f55aeb6e-1024x602.png 1024w, https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/6cb6f532d99dfd7ba0a3d7c7f55aeb6e-768x451.png 768w, https:\/\/frontporchpm.com\/new\/wp-content\/uploads\/2024\/06\/6cb6f532d99dfd7ba0a3d7c7f55aeb6e.png 1455w\" sizes=\"(max-width: 300px) 100vw, 300px\" \/>\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-c91945f elementor-widget__width-initial elementor-widget elementor-widget-media-carousel\" data-id=\"c91945f\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"media-carousel.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t \t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-6fbf8bc e-con-full e-flex e-con e-parent\" data-id=\"6fbf8bc\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t\t\t<div class=\"elementor-element elementor-element-d0ca9e7 elementor-widget elementor-widget-text-editor\" data-id=\"d0ca9e7\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>\u00a92024 Front Porch Property Management LLC. All Rights Reserved. Serving North Metro Atlanta: Cherokee, Forsyth, North Fulton, Pickens, Gwinnett County, Lumpkin, Dawson and Hall Counties.<\/p><p>Website Powered by <a href=\"http:\/\/www.revupmastery.com\" target=\"_blank\" rel=\"noopener nofollow noreferrer\">RevUp Mastery<\/a><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>You\u2019ve almost certainly heard this expression before, and you\u2019ve probably experienced it first-hand. Maybe you\u2019ve even put it into practice a time or two. Not surprisingly, this little gem of advice can apply to a landlord\/tenant relationship many times over. In fact, not only do actions speak louder than words, they can alter a contract in ways you don\u2019t expect. Take, for example, the following scenario based on a true experience (names have been changed to protect the innocent)<\/p>\n","protected":false},"author":1,"featured_media":969,"comment_status":"open","ping_status":"open","sticky":false,"template":"elementor_canvas","format":"standard","meta":{"footnotes":""},"categories":[4],"tags":[],"class_list":["post-804","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"_links":{"self":[{"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/posts\/804","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/comments?post=804"}],"version-history":[{"count":8,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/posts\/804\/revisions"}],"predecessor-version":[{"id":1251,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/posts\/804\/revisions\/1251"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/media\/969"}],"wp:attachment":[{"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/media?parent=804"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/categories?post=804"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/frontporchpm.com\/new\/wp-json\/wp\/v2\/tags?post=804"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}