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my biggest fear would be when the first comes i don't get the rent i found that my tenant had dumped concrete down my toilet can you believe their housing fined me five thousand dollars for that how do you on board your tenants what do you do i don't even know if i do it right if you're a landlord don't just rent rent perfect the rent perfect podcast with property expert and private investigator david pickron well hello and welcome to another episode of the a rent perfect podcast i have don darnell here with me don how are you i'm great thanks david don is with us collections west and what what an important time to have a relationship with the collection company we're going to talk a little bit today about you know this cares act and then the cdc eviction moratorium you know and we have a lot of clients out there and a lot of people calling us saying hey how in the world can we we battle this i've got someone who's who's living in my property for four or five months might owe me eight twelve thousand dollars and they're just sitting there kind of just looking at me smirking and there's nothing i can do to a victim and so we are getting out of the box today with don who owns a collection company don how you doing today i'm doing good david thank you awesome well i'm excited that you're here like i said when they make a move we got to make a move right absolutely and so um you know this new cdc uh just to get right into it it talks about you know you're unable to pursue an eviction and so we don't want to really go down the road of an eviction we call it a special detainer forceful detainer out here in arizona you might call it something else in your state so we've got to find a way to still collect the money but not pursue it down the road of an eviction way and don you have the perfect program for us that you've put together and we're really excited to hear about it because you're really you know as we talk today you're really going after the money not after the eviction and the cdc says hey listen these guys still owe the money they're still responsible for the money so this is a channel that we can go down so if you have tenants in your property right now paying not paying you rent you need to really pay attention to what we're going to talk about today so don tell us what exactly you know a lot of people think you can't pursue collections unless you know people are gone but can you pursue collections while your tenants are still in the property uh there's no reason there's no law that says we can't so we're coming up with a new program uh while your tenant's still in the property you can still turn the account over to collections and we'll send them notifications and report it to the credit after the required amount of time and then every month that they don't pay we update the file we report the balance that's being updated so every month we keep updating the balance of what they owe every month it gets reported the credit bureau the the amount's being adjusted and then once they're finally out of the property you give us a final accounting and we proceed against it with post-judgment proceedings depending if you have a judgment or with our own litigation so the key is let them know that it's not going to stop just because they're not paying rent you have you're not unempowered you are empowered and we can help you recover funds and also it helps the future landlords future landlords when they finally get out when this moratorium stops and evictions do happen it's going to help the next landlord know that hey this is all my credit this is on this guy's credit do i want to rent to him again of course you don't and without us reporting to the credit bureau you're not going to know because it's not showing up on people's credit bureaus as evictions oh perfect i mean there are so many things i want to break down in there i mean that was a great summary and i i love that but let's let's just dig into you know evictions now when we when we filed our evictions in the last year since last july a lot of the our clients out there don't realize those aren't being reported on credit anymore evictions liens and judgments are gone off of credit right law changed last year it did so now the really the only way you can put any kind of rental collection on someone's credit bureau and lower their score is by turning over your collection to a collection agency who then has the power to update to the collection agency every 30 days do you know why all of that happened that way the reasoning is just becoming more liberal rules with the credit reporting and the government wants people to be more credit worthy so they want more accuracy so the laws change is like anything laws are always evolving so as they evolve we have to evolve and that's what we've been doing so i love that so i do agree i think that people want people's credits score to go up when those credit scores go up they get housing they get cars they get homes they they get everything one other reason that they did that too don as you probably know is is when an eviction goes through the court there's no date of birth and there's no judgment i'm sorry there's no date of birth no social security number on those so when you evicted john smith the credit bureau has no way of telling which john smith's file to put that on right and so there's a bunch of parameters that are in the courts that limit them but when they have a collection agency report you're getting your information right from the client who has the date of birth who has the social security you're putting it on the correct file for the credit bureaus and so they trust you way more than they trust themselves gathering the data out of the court that's why they quit putting it on there they're those two reasons so we need to make sure that we understand how do we get these judgments or these this amount owed onto the credit bureau and don you're the man now i know we're in arizona right now but you're you're licensed nationwide i mean we can we can roll this out as a nationwide program correct absolutely i love that and tell us um you gave us a summary right now but right now how do we set up an account with you and how do we start doing business with you uh well if you contact our marketing department i will discuss the parameters of the the collection the fees how we do it uh pretty much everything's done by email so whenever you place an account or update records or balances everything is done by email we use yardy uh if you're familiar with yardy you already you know if you're already a user of yardy you just place your accounts with us via your system goes directly to our system it's it's it's seamless and very simple that's mostly for most mostly for multi-housing properties but it's it's pretty simple process do i need to own a bunch of properties or be a multi-family in order to do business with you we handle individual clients and we represent properties that have thousands of units okay so if i have a couple of property managers here that own one two three units but they have a sizeable amount of money owed to them that you have no problem taking that account absolutely not now is that going to cost them any money up front setting up an account with you no we don't have uh it's all contingent okay so um you're based on you're going to keep the percentage of the funds that are collected correct correct okay so tell me a little bit about we talked a little bit about having a program that was a little cheaper than most collection agencies just to get the information on the credit bureaus and then tell me how then that those fees increase as you start going into civil litigation so with this program that we're rolling out when the tenants are still in the property and you turn over accounts saying okay he owes one month's rent uh we'll send letters and notices we'll also put on his credit and if they pay or they pay you or pay us we'll charge 20 which is half of our normal fee and we'll continue to update the balance you continue to update the balance to us and the rate still will be at 20 until they actually vacate the unit once they actually vacate the unit you give us an accounting of what the final balance is and then we'll start making additional contacts outgoing calls doing other skip tracing procedures trying to track down where they went to where their new employers are and the rate will increase to our normal rate which is 40 percent if we wind up garnishing or employing a lawyer to do post-judgment proceedings the rate will increase to 50 percent but before that happens we'll send you notice asking for your permission and you have to uh sign off on an assignment agreement and forward it to us so it's not like it just automatically happens you have to give us permission before we start taking post-judgment proceedings or doing civil litigation okay and you know you just don't go file on anybody you just don't garnish anybody you make sure that you have a really really good chance of collecting once you start going down that road you have a great kind of a pre-screening process uh correct we use a lot of different tools we use the work number which is a nationwide employer search we do you know it's a lot of volume it really is a lot of volume and because percentages so you know we check the credit bureaus we use the work number uh we have other sources also that we use so love it don you know when we talk about collection agencies we often think of how am i going to get my money down the road but i want to tell you as a landlord right now who's kind of defenseless with this law i love to know that that my tenant sitting in the property you know it's going to have something on their credit they're going to get a few letters from you and they're not they don't think that i'm just rolling over as a landlord that i'm still you know using what i might the tools that i can use to collect from them and it gets it it all of a sudden makes them say hey my landlord is serious and i might want to just get this paid and i might want to keep up on my rent because the fallacy that i don't have to pay rent and i'm just going to get away with this all in many many months down the road disappears because a lot of people think hey cdc says i don't have to pay rent i'm not even viable for the rent which they are and they're just sitting in there thinking you know hey i can buy a tv this month i can spend my money in other places i don't have to pay rent so i love having you in this program because it lets the tenants it really educates them like guys you still owe the piper we're just kicking the can down the road and and i want to tell all of our clients out there listening to this you know today september 17th this cdc moratorium is going to end december 31st as far as the way it's in the law now but i want to tell you we need to plan for this thing to be continued until the summertime i don't think that the cdc is going to want to evict everybody in the middle of winter we're in arizona winter is wonderful in arizona but in most of the northern country when it's 20 below i just i just see the news articles already the media piping up this thing about how we're going to evict all these people you know in the dead of winter and they're going to be homeless on the freezing streets and so i really as you listen this podcast today i don't want you to think this is ending december 31st i want you to start planning as if this is going to be here for six months to even a year and if we can and if it does disappear fantastic let's go back to the way we're doing it if it doesn't we'll be prepared to battle this for the long the long haul so yeah look it's everything's evolving who knew what was going to happen i mean last march it was like oh things are fine and then you know they keep rolling out new changes new laws new yeah i like it i look at our last 10 podcasts and i'm like okay eight podcasts ago does irrelevant now uh six podcasts ago irrelevant now you're right things are changing so fast we can only talk about what we know today and we very much could be back in the seat talking about new stuff next week that's completely changed so don why don't you give us our telephone number so our clients can give you a call and get more information on your program our direct number 602-995-3494 and you can ask for myself donald darnell or you can ask also for deborah swann our marketing manager guys i've been working with don for 20 plus years phenomenal company i recommend them completely and totally trust them i use them and i've just never been let down now i'm not going to say that that don's team can is can collect on every single person out there that's not possible but if there is an opportunity to collect i know they will collect for you and the reality is is the 20 or the 40 or the 50 percent down the road is way better than zero percent and remember when we put that on their credit bureau that's going to stick with them for seven years and there's a chance five years down the road someone could call and say hey i'm buying a house i need to clear up this collection account and we can get our money five years down the road which would be just a complete bonus for us investors because we just have that hanging out we always don't know when it will be collected but i know don will get him if he can get him and i really appreciate you putting together a program for us that we could send to you and really give us empower as the word you used earlier empower us landlords say that don thanks for joining us today it's my pleasure thank you well we appreciate it thanks for another episode of the rent perfect podcast until next time continue to rent perfect you