Topic: I took on a property 3 months ago and the only issue I am having is dealing with kids.

Hi Guys,
I took on a property 3 months ago and the only issue I am having is dealing with kids. These kids range anywhere from 4-16 years old. They wait until I leave to terrorize the neighborhood. I mean these kids are awful, to say the least. I feel for them because they’re probably bored but I am also fed up. Every Monday someone is calling me about the kids. I want to send a letter/email to the residents to tell them to watch their damn kids. But need help wording it due to fair housing. Has anyone dealt with this kind of issue?

Get to know the kids. Have a special day for them like a kids treat Tuesday or something like that and chat with them about the complaints in a non threatening manner. Have them help you come up with a plan to stop the bad behavior. If that doesn’t work try meeting with the parents and if that doesn’t work 7 day the parents.

Minors is good to use

It will get you in major trouble mentioning kids children etc. I used to do it until I saw another manager have a fair housing suit brought against her. Be careful.

Amy Freeman I got a call from fair housing with a warning for using the words “kids” and “children” do not use ages

I would just say there has been reports of unsupervised minor residents not following community policy guidelines over the weekend. Please make sure all lease holders, occupants and guests are aware of the community policies stated on the lease. If you want to quote it verbatim from the lease specific line items that address the behavior you are experiencing that goes against it

At one of my communities we created the “fun police”. If a staff member caught a resident doing something good (picking up trash, picking up after their dog, etc.), we gave them a “ticket” they could redeem in the office for a treat. The kids loved it and started helping around the community.

Michelle Carpenter We used to have a very similar program when I was onsite back in the 90's with Pinnacle before moving to the vendor side. we used to call it; "catch me doing something good!" They could come in for a small fast fix, or build them up for bigger/better things.

Michelle Carpenter I don't have too many minors at my current community but will put this in the brain safe for future. I absolutely love this, 1st reward good, then you can also use that if you have to go to court as "we gave them the opportunity " before we started lease violations... this is such a good idea!!!

Just a reminder anyone 16 and under must be supervised by an adult of 18 years or older at all times. The only exception would be walking to and from the school bus stop.

Well you can’t say kids obviously, but send out a notice about “occupants”

Heather Hawpe minor occupants

It takes a village! Treats every Friday when they get off the bus. Get to know the kids and their parents. Costume contest. Parades with bikes. Planned activities. Scavenger hunt etc.

I have written a notice before that said something along the lines of "we have been receiving multiple complaints about the minors on the property. This is a reminder that all minors must be supervised at all times. " Sometimes I'll try to throw in there that if we are able to identify the minors that their behavior could put their household in jeopardy of losing their home.

Have kts draw up the letter they will word it correctly .

"Unsupervised minors = a call to CPS" LOL

Address the specific rules or laws they are breaking not the ages of the occupants or minors.

Dixie Lanier yes!!! This. Are there specific rules they are breaking? If so I would address the rule not the age as you are treading on thin ice with familial status being a protected class. Check out #7 in this link. www.fairhousingcoach.com/.../10-dos-donts-dealing...

Following I have something similar going on at my property. Parents have attacked other minors and it has gotten out of control. The problem is minors that are getting hit are not reporting it and saying who they are. My hands are tied as I am not there seeing it but it’s a scaring situation.

Yes, ask your attorney to help you draft something appropriate. It didn’t work but that’s all I could think of lol

I don’t know about wording on the notices, well I do but it’s been addressed above. Another option is to buy Game Cameras and set them up on property and catch the little buggers. They’re fairly inexpensive, you can get them at Academy, some are battery operated and others can be connected to WiFi. We have battery operated game cameras that store pics on SD cards strapped to telephone poles high enough that a long ladder is needed to access them. You can put them in trees, balconies maybe a light fixture as well. They have a sensor that takes pictures when there is movement (yes, over 2,000) and you should be able to catch them red handed and issue NTV to the parents. Send pics with the NTV. That should put a stop to it. They work well during the day AND at night. NOTE: make sure you set up the date and time because the pics can be time stamped and it makes looking through 2000 pics faster if you have a guesstimate on the time and date of the activity. Also once they are up, plan to review them within 24 hrs to insure they are working properly. If you get the WiFi, you should be able to access the info from your phone. The WiFi are more expensive and you have to be able to get WiFi to the camera location.

Quote the lease. Start giving out lease violations and evicting. Word will get around.

In the past, I’ve partnered with after school programs to provide a place where kids can come to the clubhouse and get help with homework, play games, and get a snack.

We got 3-4 year old kids sitting in the middle of the road on their butt completely unsupervised and parents don’t see the problem.

Shady Morales oh that’s everyday at my property

Vanessa Valenzuela waiting for a very unfortunate situation where a kid is hit by a car and parents try and blame the community

Get your Courtsey officer involved if you have one

Carol Williamson lol, lost ours due to liability issues!

Maybe a reminder of the violation and specifically the steps for remedy (warning, violation, non renewal, eviction)

Carol Williamson lol, lost ours due to liability issues!

Maybe a reminder of the violation and specifically the steps for remedy (warning, violation, non renewal, eviction)

Focus on rule violations ( ie Loud noises, excessive foot traffic, defacing property, damaging landscaping, etc) Written complaints, noise complaints etc. Keeps you out of fair housing concerns.

Address all residents (literally, don’t differentiate ages)- all must abide by rules & regs. Normal adults won’t be offended. Hopefully, parents realize

Send all the letters you want, it will do no good! The only thing I have seen in my 20+ years at my property that works, is $$$. Get proof of who's doing what, charge the household damages or push it up to evictions, and maybe you will see a change. As soon as one fine/charge gets posted, word gets out.

YES. The kids at my last property were horrible and destructive. I just phrased it as "residents" in general and reminded them that leaseholders are responsible for the actions of household members and guests.

I won’t say minors or adults. I use “your household members”

I would make sure we have activities for the kids like a safe playground. Basketball court, a gazebo with lighting for reading and bbq, camera and make parents accountable for their children.

Be very careful with this. You can hold them accountable if you definitely have proof it was them. Document everything well. Choose your words. Best to not use words like children or kids. Use occupants. Do not get personal in the rule violation letter. In other words, it’s best to not say things like “unsupervised “. Stick to the facts.

I had issues at a property with the kids. I focused on making them my allies. Not all came to the dark side but enough of them did that peer pressure kept things from being too bad. I’d make time to meet them as they got off the bus and hand out treats- once a week. I’d get to know their names and talk to them and then remember them. It wasn’t an overnight change but it did come around.

Be really careful using the word minors, use words like members of your household and guests. Minors are children and using the word will open the door to a lawsuit.
Some PM companies take a family pic when people move in and give the pic to the family in a nice frame as a move in gift and also keep a copy in the file so they know which kids belong to who so you can give a notice to the household foe household member behaviors.
Also, getting to know kids on your property is the best thing to do. Once they get to know you, they will be your ears and eyes and tell you everything. A little candy in the office goes a long way.
Good luck.

I often follow this up with "We don't want *any* household members running up and down the halls jumping, playing with the sprinklers, or using crayons on the walls."