Dempsey Law Blog

Fox Valley Law Firm Serving Oshkosh, Ripon, Fond du Lac and Surrounding Fox Cities

Archive for November, 2009

Your Rights as a Landlord

Posted by dempseylawfirm on November 12, 2009

 In a University town such as Oshkosh, many property owners wish to make a return on their investment by renting out homes and apartments to college students. However, before making the leap and becoming a landlord, it is important to know not only what is expected of you, but what to expect from your tenants.

Prohibited Lease Provisions
 

While a landlord and tenant may personalize a rental agreement, there are certain provisions 
 

prohibited by Wisconsin law. A residential lease may not establish eviction procedures other than a judicial proceeding, require that the tenant pay the landlord’s legal fees, relieve the landlord from liability for the landlord’s negligent acts or omissions, impose liability on the tenant for events clearly arising outside of the tenant’s control, or waive statutory obligations of a of a landlord. Also, a residential lease may not accelerate a tenant’s rental payments if the tenant fails to timely pay rent, or breaches an obligation of the lease.
A residential lease may not provide that, if a tenant contacts law enforcement, health, or safety 

services, the landlord will have the right to refuse to renew the lease, increase rent, decrease services, or bring an action for possession of the premises. A lease is void if any of these provisions are present. Even a provision threatening such an action will void the entire lease.
As a result, you may wish to have one of our attorneys look over your proposed residential lease to avoid the inclusion of any of these provisions that could threaten your investment.
Responsibility to Maintain the Premises

A residential landlord is required by law to keep any area of the premises under the landlord’s control in a reasonable state of repair. If providing services to a tenant such as heat, a landlord must also repair all equipment that supplies such services. A residential landlord is also responsible for making all necessary structural repairs to the premises. However, the landlord is not responsible for repairs resulting from damage due to the tenant’s negligence or improper use of the premises. It is important for a landlord to perform all required repairs. If the landlord fails to fulfill this duty and the failure substantially affects the health or safety of the tenant, the tenant is justified in vacating the premises.

 

 

If this occurs, the tenant is no longer bound by the lease, and does not have to pay any rent for the time remaining on the lease. Therefore, it is important to ensure the premises you are renting are in good condition in order to get a full return on your investment.
 

Returning Security Deposits
 

A security deposit must be returned to a former tenant within 21 days after the tenant vacates the premises. The deposit may be delivered or mailed to the former tenant. A landlord may retain the security deposit to cover any unpaid rent, utility bills that the tenant is responsible for under the lease, or utility bills provided by a government-owned utility for which the landlord will become liable. In addition, if the tenant has damaged the premises, a landlord may retain an appropriate portion of the deposit to cover the repairs. However, such repairs do not encompass normal wear and tear of the premises, for example carpet cleaning.
 
For more information about our firm, please go to www.dempseylaw.com.
 

 

 

Posted in Business Lawyer, Real Estate Law Firm, Real Estate Lawyer | Tagged: , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , | 2 Comments »

Negotiating Strategies to Protect Your Interests

Posted by dempseylawfirm on November 12, 2009

 The person who thinks, plans and prepares is almost always going to come out ahead of the person who does not. Planning (coupled with a minimal amount of common sense) is the single best advantage in successfully concluding a negotiation.

Imagine this scenario: you recently sold three new and very expensive products to your best customer. You have just taken a long, angry call from the same customer. The products you sold are not meeting the performance specifications in the application. The customer has demanded the following:
1.    three new, larger size products as replacements (more expensive than the original units)
2.    the change-out costs for replacing the units; and

 

3.   a “project management fee” to cover the customer’s management time.
 

You agree to meet with the customer to resolve the problem. How should you prepare?
 

Get All the Facts
The first key to leverage in a negotiation is an understanding of all of the facts and what the other side really needs out of the situation. There may be facts that you do not know about. There may be facts about how the products were applied or how they were maintained. Prior to having the meeting with the customer, think about a “pre-meeting” the night before in a more informal context, such as over drinks or dinner. If you can have such a meeting, probe about the facts, about timing and deadlines, and about the personal and business situations surrounding the customer’s claim. Did they make an error when they ordered the products or is someone at the customer looking to possibly shift liability away from themselves? This is not the time to negotiate a resolution, but this is a good time to make sure you understand all of the facts.

Try to identify the individual decision maker at the customer that you need to convince and try to separate that individual and his or her personal interests from those of his employer. Do you have a long history together? Have you done favors for him or her in the past? Now is the time to also leverage the personal working relationship. You have been working over time on personal relationships with your customers, haven’t you?
 

Develop Going-in, Fall-back, and Walk-away Positions
 

Prior to the meeting, develop a plan, including a “going-in” position and a “fall-back” position. Consider all of the possible options, from doing nothing to meeting the other side’s full demands. Improve the most promising options. Decide on the most appropriate option if you determine that you cannot meet the other side’s full demands. Importantly, know your “walk-away” position. This is the pre-determined economic tipping point, beyond which you think it makes no sense to go. Given the value of a matter, and the prospect of litigation, this economic tipping point may not be exactly the point you may have initially considered.
 

Practical Tips:
When looking at options, and when presented with demands by the other side, the best response is never to simply say “No.” Instead, try to draw the other side into a creative partnership with you. Never close a door; keep opening new ones. Be creative. suggest that the matter be approached on a more constructive level. If you choose to react openly to the other side’s anger, say that you find it unproductive, and suggest focusing on a specific, non-emotional issue. Understand the Logic of the Other Side’s Proposal
 Sometimes there is great leverage in understanding the logic behind the other side’s proposal. Instead of focusing on the demands, focus on the logic underlying the demands.  

 

Practical Tips:

Assert your needs. Concentrate on problem solving that seeks to satisfy both parties. Commit to a solution only after it is certain to work for both sides. Try using hypotheticals. In other words, try some “what ifs.” “What if we did A and B, but not C, but did D, too? Would that work for you?”
 

 

Invite Criticism
 

Ask the other side to critique your proposals. What do they like and what don’t they like? If you ask for an explanation of what is wrong with your proposal and they cannot adequately explain their position, you will get a little more leverage. A related tactic is to ask the other side for “advice,” such as “What would you do if you were in our shoes?”
 

Practical Tips:
When under attack, listen. The best response is to keep the other side talking because new information can increase the room for movement and the number of variables.

Listening without defending helps to defuse any anger. And, if you are listening, you are not making concessions. Invite the customer to help shape the proposal.
Remember, no two fact circumstances or negotiations are exactly alike. In addition, whenever you throw in the “human” factor, i.e., personalities, the personal dynamics are often what drives the success or failure of the discussion. Our lawyers can ably assist you in considering the possibilities, determining the most appropriate options, developing reasonable positions, and sitting at the table with you to represent your interests.
 

 

 

 

 

Posted in Uncategorized | Tagged: , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , | 2 Comments »