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you know what are what are some options for landlords with dealing with a bad tenant okay depending upon what the situation is if you've got a tenant that's just a jerk there's nothing you really can do ten under your 5-day notices okay you can still file up your eviction complaint all right the courts are still accepting filings and that's what people I don't think understand hey what's going on guys Daniel one half of the Kwok brothers in this video I got a very very good friend of mine mr. Michael Conrad who's actually my legal representative for all my real estate transactions here my home state of Illinois and today we're gonna talk about landlord and tenant relationships in the midst of all this crew and a virus craziness and I got my very good friend here mr. Michael Conrad who again is my legal representative and everything that I do here in Illinois thanks for being here thank you for having me yeah and your honestly like a wealth of knowledge I remember even when I used to run like mastermind groups of 50 people you know in Downers Grove and and neighbor like I've always asked you to come and you were by far like everybody's favorite you know like you just had a wealth of knowledge so it's good to be here but before we talk about it guys I'm gonna kind of interview Michael on what's going on right now with all this you know madness don't forget to Like and subscribe this video and share it because honestly this is the hottest topic going on in real estate right now everybody's got questions about this so Michael first question off to you you know in regards to everything that's happening you know tenants are all over social media saying that they're not paying rent and you know all these things what what's your take on it from the landlord perspective cuz we're gonna talk about both landlords and tenants well right now I mean but there's still an obligation under the contract to basically which is your lease in contract is your lease to pay the rent you know a lot of people it will say oh it's an emergency I'm not doing anything what's going on and this this leads to the pandemonium that happens but you still have to realize from a landlord perspective I mean they didn't cause this this is kind of like an act of God it'd be like saying I'm not gonna pay rent because my landlord didn't plow up the the parking lot I couldn't make our outs if you think about it okay the landlord didn't cause this and unless you're gonna be able to show that the landlord actually made your apartment uninhabitable for some reason you're still obligated to pay that rent the courts have said this already and it's what's going on even though right now a lot of the courts are shut down except for emergency matters okay and you're right this is a big hot topic with everybody I get I've gotten probably at least 50 calls on this matter and again you know the bills are still taxes are still do you got to pay the mortgage you got to pay the utilities okay you can't just say oh sorry you know what are we gonna do and this is gonna lead to a lot of economic hurt for not only landlords but also for tenancies we're going forward mmm yeah and speaking of which you know what you and I both know cuz you and I are both landlords there's a lot of good and bad tenants and there's a lot of good and bad landlords so what does this mean for the tenant side what does all this craziness mean for them well a tenant side again the landlord's are worried that people are not gonna pay the rent in this because there's another factor that's going on in here and let's just say well let's not talk about the tenant necessarily that elects not to pay the rent but how about the tenant that they're furloughed either they're not getting paid or they were in a job where they've been laid off whatever the situation is where they're not making a salary now that it's gonna be causing a problem the best thing to do is to try to talk to your landlords in the situation like this open up a line of communication there is supposedly coming down the line you know unemployment benefits things of this nature whether we're basically the government is trying to increase the unemployment benefits at least on a temporary basis whether or not this is gonna help or not who knows yeah but again you know the landlord at the end of the day still has to pay those bills okay and that's the problem and people don't look at it from that they think the problem is when most tenants is they think oh the land lers making all this money well as you know l know and as well I know you know this is not something you're gonna retire on a six-unit building and right oh my god I'm gonna go live my life in luxury right now okay you know by the time you pay the mortgage by the time you pay the insurance by the time you keep you know the lights on and by the time you basically pay the taxes and everything else with an app keep on the building you know the best you can do is this hopefully in this time everybody keeps a calm method I know I Prince since I just had a refrigerator go out on one of my tenants of course good luck okay yeah you know they called me so fortunately abt where I usually get my stuff from you know as usually is still delivering all right so call them up but when can I get it there I'll get us there Monday that's the best I can do with it so they're out of luck and they bought all the food and everything else okay so again communication with your landlord is key with these things okay you know again it's it's a two-way street yeah trying to remain calm try to basically be polite with people when you're talking to them this is what helps a lot right okay and in my opinion you're actually kind of the best person to speak on this matter of what's so popular right now with with the you know the virus and landlords and tenants because not only are you a landlord but you're also an attorney you know you're a legal representative so you know for on the tenant side and we'll move on to the landlords here so for the tenant who you know they lost their job because you know that's a lot of people's cases right now you know they they don't have income coming in a lot of people as you and I know live paycheck to paycheck what recommendation would you have and at legal advice what you have for the tenant who they don't have the money they're not the landlord is not willing to work with them and pretty much saying hey if you don't pay like there will be consequences well here's the one thing and we're not sure where the courts are gonna come down on this yet okay we do know that the courts are still gonna uphold the leases but the question becomes is these are extenuating circumstances again this is not something that we see every day today on the matter so you got to somebody who's lost their job I mean I just saw the end of the figures the unemployment was up almost 13% Wow basically this last time which I just looked at and those are just new claims okay so the idea here is is is there going to be a little bit of a time where they will get that unemployment check to go to the landlord and say hey I'm going to make this immense okay because it's one thing with the landlord talking you and again if your landlord is kind of a jerk and doesn't want to work with you okay and again it's got to be a give and take on both sides that's the big thing and it's a negotiation they're gonna come in and go in an eviction first of all the courts are not high only in any hearings at least for right now okay dates that I had and I've had a couple of evictions that were scheduled up have been kicked out thirty days okay now remember that's thirty days just to the initial court date on the situation okay so hopefully during that time period you can get some money at least maybe try to work out something with them but you know at this stage of the game the big question is okay how do I pay my utility bills on this yeah I already said we're not shutting off the utility so there are a lot of things that have to go on so whether you're a landlord or a tenant again you got to talk you got to communicate with them okay and yeah like there's there gonna be people out there they're gonna say you know to heck with you this is what you owe me that's it or you do if you're the tenant side well I'm not paying you because of the coronavirus well you have to realize it's like anything else did the landlord cause your illness good luck trying to prove that because you basically that's what you're asking so don't think that this is a free pass for you not to pay rent because of oh my god somebody got the corona virus and I'm panicking in my building okay is that the landlord's fault you have to direct this to the landlord's fault okay I don't see any of this happening because like I said everything is in an act of God at this stage okay to the point where even the court systems are only emergency purposes only yeah one percent but again talk to the landlord that's the biggest thing I can tell you okay so far knock on wood if you will you know knock on wood so to speak okay I haven't run into any type of a situation where somebody's approached me and said listen I don't have the money on the situation can you do what you got to do okay I mean in the past I've done this for people for instance I had a lady that got injured at work she told me about it you know her wages were cut down basically on the workman's comp situation for 66 and 2/3 or whatever it's so what I ended up doing was is I ended up prorating her rent hmm to that amount and when she got her final settlement on the matter she paid me back everything there was so again it's it's how you treat people and this is really where your civility comes in on the manor because okay if I'm a landlord and let's say you're the tenant and you've lost your job all right and I come to you and say where's my rent you say I don't have it there's nothing I can do for one I can't throw you out of the apartment okay if I do that I'm opening myself up for liability and there are people out there that will try that so that's the case they've opened themselves up for severe liability courts do not like that period okay but by the same token don't be a jerk that a landlord say listen I'm trying to get a job can I work with you on this situation okay if the person has got half an inkling in this type of situation then they try to work with them even if it's something where hey I've got a couple hundred bucks I can give you whatever it is all right and if the landlord's not willing to do that you still need to take to minimize your damages as a tenant okay there are believe it or not surprisingly I'm hearing there's a lot of people that are still hiring right now yeah different areas I've heard that Walmart is hiring I've heard you know I get Amazon's a big nose I'm not getting these may not be luxurious jobs but if it's putting some money in your pocket right and you got to keep food on the table and a roof over your kids heads or whatever it is you do what you got to do yeah okay but that's half the problem there is as people say oh I'm just not going to pay it because the courts not going to force me to pay it and whatever the situation is going to be again you're gonna get down the lines eventually you're gonna get an eviction order where the sheriff saying hi time to leave so yeah I want that I'm glad you brought that up because a lot of tenants right now on social media and you're right you know a lot of tenants and lenders are not communicating you know and that's the problem you know tenants are going on social media and they're they're you know expressing all their frustrations out on it on a screen and landlords are kind of doing the same you know and that can't happen you know they got to communicate well and it's see unfortunately social media it's a great great venue but the problem is it's turned into this turn into that how do I vent everything that I don't right in the world okay but the fact of the matter is is the problems not going away yeah it's still here okay the question is right now what everybody's probably asking themselves is how long is this gonna last okay you know for instance I take the schools okay I'm hearing now they're gonna be shutting the schools down for the rest of the year Wow at least this academic year so me I got it meaning that they would start again in the fall well if you're a senior you've now just lost your matriculation ceremony prom all that stuff I mean you got to look at things and say okay am i healthy first of all all right as long as you don't have it then the question is is now what do I have to work with let's say you lost your job okay what's out there there are people that are hiring okay you've got to still get aggressive with these things it's not a perfect scenario all right but again and the landlord's for themselves have to be alright is the person giving me an effort okay or are they just stringing me along and that's the question you got to try to be honest with it with people in these days all right like I said I've had issues where I've had people lose their jobs in the past because the economy has gone bad not to something to this nature where you've had a lot of people being laid off or furloughed okay but you work with them hey China comes to you says listen I can't afford the place okay maybe you've got a security deposit maybe talk to them and say hey all right fine we'll use your security deposit with yet understanding that we're gonna replenish this or you'll get out afterwards okay now at this stage of the game most people aren't gonna want to move in these things but yeah but I'll be honest with you people are still moving all right I'm still doing closings so I mean things are open for business with regards to that matter yeah okay yeah and you brought up a fantastic point you know a couple moments ago you said something long lines of you know tenants right now that eventually they're gonna have in a victor something's going to happen and I'm glad you brought that up because well you know right now a lot of the tenants pretty much think they're invincible you know they're like well they can't evict me the courts are down or they can't do this they can't do that and so literally there's withholding rat I mean there's literally groups on Facebook that are saying we're not gonna pay rent come April first because you know we know they can't touch us and you as a real estate attorney and also a landlord is saying that's not necessarily a case you know like that's eventually going to come and the best bet for both tenants and the landlords is to have everybody's interest in mind and just communicate I love that remember this okay nobody has put a moratorium on paying credit card bills your mortgage anything like that okay again that's up to the federal government to sit down and say listen you know would it be a nice idea yes and if it gets really bad depending upon this that may still happen I don't know I don't have a crystal ball okay but the point of it is is that you don't pay your credit card bill they're gonna stop it right now okay because that's the credit card company it can do that without going into suit eventually it's going to catch you you don't want to have this happening if you have something that where you're talking with the landlord at least giving them something on the matter where they can pay their bills because again they got to pay the utilities a lot of times they have to pay the insurance they have to pay the mortgage okay the bank is not going to care they're gonna still come after it so that landlord eventually is going to come after you so you're not invincible okay and wouldn't you rather if you do have to move out let's say let's say you can't afford something you couldn't you couldn't got it so you work out a deal with the landlord that says okay you know what when this situation is over or whatever the situation is that you may get yourself an agreement to get out of here so it's not gonna go on your credit yeah you don't want an eviction on your on your credit whatsoever yeah okay it's very dangerous - okay we're still in March all right now if you're in Cook County there's usually the moratorium for this where the sheriff is not gonna get out there anyways okay but we're right around the corner from warmer weather it's warming up today it's in your 50s okay we're pretty much for the most part now this is Chicago so we could have a billion right but the point of it is is for the most part it looks like we're heading towards warmer weather all right well when this thing breaks and there again I've heard multiple sides to it I don't have a crystal ball but there is going to be eviction Spile I'm sure of it it's coming okay because I've had people already that have done this and said I'm not paying my rent okay great so now you're in the middle of summer you get an eviction against you good luck finding a new place yeah yeah and we're not saying it - to oppose the tenants by any means but we're saying these things because these tenants these are things that they need to keep in mind to better prepare and be protected at the end of the day you know you and I both you know we both care for our tenants very much you know we're willing to work with them you know same thing with my wife you know you're here the legal representative for my wife and four units she owns and she feels the same way and I think a majority of landlords do you know they're willing to at least work something out you know but at the same time they also understand that this this coronavirus is not a free pass as you said so you know we talked about the legal advice for for the tenants in terms of what they should do in terms of your advice now let's switch it back to the landlords in your you know professional legal opinion you know what are what are some options for landlords with dealing with a bad tenant okay depending upon what the situation is if you've got a tenant that's just a jerk there's nothing you really can do ten of your five day notices okay you can still file up your eviction complaint all right the courts are still accepting filings and that's what people I don't think understand they're not hearing things but you can still file your complaints and get them basically served on the menu okay they won't hear it in the court system yet but again your case is now on file well if somebody runs a credit background check on their tenant that's already sitting there oh okay I don't know that well yeah once that once it's in there they'll look for all that okay so that could pop up you know again you can't throw them out because there's no such thing as a self-help if you do if your landlord you're gonna get yourself into some serious trouble but again try to keep a calm head about these things try to work with people all right at least most of the people that I've dealt with they don't want to move especially in this type of environment okay and the thing of it is is you are you gonna always have that bad tenant that just says hey this is just an excuse for me not to pay rent yes you're gonna have that okay but then the question is is if it will talk to you try to ask them why why do you think you don't have to pay rent okay if they tell you because of the coronavirus well do you have it is it in the building right okay you know this this is I liken this to almost like the marijuana issue now because now we're legalized in Illinois okay and landlords have the right to say yes or no with regards to marijuana okay and I know I this is a call another one that I've gotten a lot of all right when it first broke a lot of landlords said no you can't smoke it in the building okay we're tenants doing it yeah they're doing it okay the better position at least and again you could say no I don't want to do it and there's a lot of people that don't if you've had older tenants like I have one building I have a lot of older tenants I'm not worried about somebody smoking marijuana in that building because it wasn't their generation that really did it okay but you always are gonna have one or two that want to do it and I've actually a tenants approached me and say hey do you mind if I do it my response to that is is listen it's legal I've given you this the only thing I ask is that it doesn't interfere with other people's souls you've got if you're gonna do this make sure that you know if your neighbor next door doesn't smell it coming through their door as you're blowing in the key lock or something or you've got the proverbial Cheech and Chong thing yeah yeah you know the cloud is smoke so to speak on the matter so again everything has got to be within reason but you know a landlord's perspective the courts are still open and accepting complaints all right and tenants need to be aware of this as well you know just because it's going to delay the process remember that rent is still accruing so you're digging yourself into a hole okay and if you're making a wage okay or you are an employee there are ways to track that through Social Security numbers you can do background checks and see where people are employed I mean believe me this is going to it's going to impact everybody yeah for sure and it's the idea that with a landlord tenant situation again you try to be as reasonable as possible something breaks if you try to fix it but you know hopefully somebody is not doing things intentionally cuz remember you've got to live there - yeah everybody's living there together and the problem is if you get one bad person in a building it could poison the rest of the building okay meaning that now once this clears do your other tenants want to stay there because you've got this person who's being a jerk that's an issue as well mm-hmm and that's something that has to be taken into consideration but you know honestly communication is the best policy with these things we you know I've been a landlord since 95 when I started and literally I mean I can actually count on the number of times that I've had to go to court 1 1 and I've really one time with a really bad tenant and that's it okay all the rest of them like I said have I had people yet have lost their jobs yeah okay you can't afford the apartment all right I'll tell you what leave it clean and when I say leave it clean I mean you could have eaten off the floors okay that was my deal with the guy you had a guy that lived there for seven years and all of a sudden his company shuts down and he loses his job is that his fault no did he do the right thing yeah he picked up the phone he called me the minute it happened and said listen I'm gonna have a problem I've got enough money for one month and then after that though you know I want to stay do you have anywhere to go do you have family what can we do to help you yeah okay because again all you're doing by digging your heels in as a landlord is just exacerbating the situation and then the tenant already feels bad right now you're adding kind of insult to injury okay if you take the hard line so I don't care what it's it's your life you deal with what you want to you know nobody wants to hear that nobody wants to hear that I don't care what your situation is even if you don't you know what I mean there's a way to talk to people and it's part of the problem you know landlords a lot of times these days don't understand that hey they're people you're talking to you know and it goes flipside I've got a both ways so yeah absolutely so you're saying pretty much the overall message is hey stop freaking out communicate and here are your legal options if things don't work out worst case scenario you have any final things you know for you as a real estate attorney and also a landlord you have anything final you'd like to say to the viewers in terms of what's going on right now you know what the best thing in the world to do is to try to keep your tenants in the know yeah and stuff one of the things that I did was discuss of course I have a lot of older people that were freaking out with stuff I basically disseminated a couple of things that I had found public service announcements with regards to the virus what's going on okay but they're aware of this okay a lot of people are not aware that you know the courts are going to enforce these leases okay you cannot sit there and say well yeah I got the corona virus because my landlord gave it to me or we kept it in this squalor you know this is not something good luck with that one okay because everybody knows what's going on but like I said the unknown here is is try to work with the people if you can you know we're all in the same boat here this is gonna hurt everybody I mean if you think about it for the most part they are shutting down the economy they really are okay restaurants what they got carry-outs that's it yeah they're about it they're operating about a third of their business for the most part yeah that's killing them okay you know if you've got a nice sit-down restaurant you know a Gibson's or something like that what are you gonna do you know millat of people we don't realize because we're in a different ballgame here is being a landlord and doing that our businesses it's a little bit different how we operate our finances but there's a lot of people that live paycheck to paycheck and that becomes a problem when all of a sudden that's is disrupted because they are so tight so the question is do you give the person who maybe a little bit of extra time if they're working okay do they have something coming in alright are they looking for something alright and a lot of this is going to depend on your financial situation too you know I mean if you've built in a certain amount of profit well maybe during these times that profits gonna have to decrease a little bit but again you want to put yourself in jeopardy so long as you're paying your mortgage your insurance your taxes all that stuff okay it's like I said the county hasn't said gee we're gonna let tax bills not be paid this year okay that's not gonna happen I mean the feds have delayed the filings and stuff and making the payments so that tells you the severity of the nature of this all right fact that the federal government said hey we're gonna give you to July to pay your income taxes on this yeah that right there should tell you what's going on but yeah no liability as far as for payment of rent has been averted or even said we're gonna forgive these people for paying rent it just makes no sense why it would yeah okay the landlord didn't cause this okay unfortunately it is a bad situation all around all right and what are you gonna do you got to live with it so yeah cooler heads need to prevail you need to talk to people we're all in the same boat to be perfectly honest with you whether you're a landlord or a tenant okay and you know even some people that are working and there's a lot of people that have been furloughed they may be still being paid but the question is before how long you know think about this if you're salesmen I was just talking to one of my clients he's a car salesman okay the state has shut down the dealerships hmm he can't sell he doesn't get paid now they're still paying him for a certain amount of period but how much most of his salary is based on commission right what are you gonna do so I hear ya it's a tough boat right now it is a tough boat right now awesome well thanks for being here appreciate it and for all you viewers don't forget to Like subscribe and share this video as it is a very hot topic right now and in my opinion we need the experts to be the ones to have a louder voice as opposed to those on social media who claim that experts or act like they're experts know we need to have the actual experts like Michael who's a landlord and a real estate attorney for decades long to really be the ones to to speak and be influencers on this so thank you guys appreciate it and thank you for Michael for being here yeah I'll see you guys in the next one