Need advice on renting an apartment

[sbpebbles]

Ok so I have made a lot of mistakes in my past. 2 years ago I was evicted from my apartment (got in over my head, had a baby, landlord waited 6 months to kick me out) and I now over over $3100 to him. Long story short my parents finally allowed me to move back in with them. We then found out my son was having issues and turns out he has PDD-NOS so since I"ve been living at home with my parents I have not been working, not that I have not been looking but our area is a lot of welders and factories that want experience which i don't have..

.well i FINALLY landed a job but it's close to 2 hours away..So I have to find an apartment, which I dread...so far no one will even give me a second look once they ask if I have an eviction. I have been very upfront explaining my situation and also informing them that my financial situation has improved (both of my kids now receive SSI which they did not before and I now get child support on a regular basis which before I did not) I have been able to save up SOME money, enough for first month, last month, and security deposit but still no one will rent to me. Am I doing something wrong?

I know I need to pay off the judgement against me but right now that is just not possible...I need to find a place for me and my kids to live. Commuting back and forth will be pointless with the price of gas. I have even looked into living in a motel (seems to be common for ppl in situations like mine) but that's still $175 a week for just one bed..

I don't mind commuting for the first week or so but that's it..My job wants me to start in less than 2 weeks and I am trying to do the right thing by going back to work..I have been avoiding apartment complexes and trying to find private landlords who might be willing to give me a second chance...I'm not looking for a hand out from anyone..I know I was the one who made these mistakes and I just want to get back on my feet and provide a home for me and my children

Does anyone have any advice? Please no flaming me, I'm already feeling bad about all this as it is and time is of the essence. Am i doing something wrong here? I don't feel right lying to ppl but I have friends who say I should just lie and not even mention the eviction on applications..I'd rather be upfront because I know they will find out and then lying will hurt my credibility. so any tips or advice would be very helpful...TIA!

 

[scrapquitler]

Ok so I have made a lot of mistakes in my past. 2 years ago I was evicted from my apartment (got in over my head, had a baby, landlord waited 6 months to kick me out) and I now over over $3100 to him. Long story short my parents finally allowed me to move back in with them. We then found out my son was having issues and turns out he has PDD-NOS so since I"ve been living at home with my parents I have not been working, not that I have not been looking but our area is a lot of welders and factories that want experience which i don't have..

.well i FINALLY landed a job but it's close to 2 hours away..So I have to find an apartment, which I dread...so far no one will even give me a second look once they ask if I have an eviction. I have been very upfront explaining my situation and also informing them that my financial situation has improved (both of my kids now receive SSI which they did not before and I now get child support on a regular basis which before I did not) I have been able to save up SOME money, enough for first month, last month, and security deposit but still no one will rent to me. Am I doing something wrong?

I know I need to pay off the judgement against me but right now that is just not possible...I need to find a place for me and my kids to live. Commuting back and forth will be pointless with the price of gas. I have even looked into living in a motel (seems to be common for ppl in situations like mine) but that's still $175 a week for just one bed..

I don't mind commuting for the first week or so but that's it..My job wants me to start in less than 2 weeks and I am trying to do the right thing by going back to work..I have been avoiding apartment complexes and trying to find private landlords who might be willing to give me a second chance...I'm not looking for a hand out from anyone..I know I was the one who made these mistakes and I just want to get back on my feet and provide a home for me and my children

Does anyone have any advice? Please no flaming me, I'm already feeling bad about all this as it is and time is of the essence. Am i doing something wrong here? I don't feel right lying to ppl but I have friends who say I should just lie and not even mention the eviction on applications..I'd rather be upfront because I know they will find out and then lying will hurt my credibility. so any tips or advice would be very helpful...TIA!

Probably your only real alternative is to see if your parents would be willing to co-sign the lease with you (thus agreeing that they will pay if you don't). Of course this is a risk for them, and they might not be willing to do that for you.

I don't think that lying on your application is a possible good alternative, because virtually all landlords are going to run a credit check, and the judgement is going to show up when they do that. If you haven't mentioned it to them, they are not going to be happy when they find out.

 

[laurafergie]

I commend you on your honesty and for getting your ducks in a row. But have you pulled your credit report? What does it say exactly? Does the judgment even show up? How is that worded?

I'm saying this because that is what a prospective landlord will see when they do a credit check, and sometimes (putting flame suit on now) SOMETIMES, it is more important to put a roof over your children's heads - than putting all your dirty laundry out there. Lying by omission can be construed as lying, but sometimes in the real world, it can be called survival.

If the rental application does not ask about an eviction, then don't offer up the information.

 

[sbpebbles]

Probably your only real alternative is to see if your parents would be willing to co-sign the lease with you (thus agreeing that they will pay if you don't). Of course this is a risk for them, and they might not be willing to do that for you.

I don't think that lying on your application is a possible good alternative, because virtually all landlords are going to run a credit check, and the judgement is going to show up when they do that. If you haven't mentioned it to them, they are not going to be happy when they find out.

No my parents are not in a position to co sign, my mother has a lot of health issues and cancer so she is not working so my step father is just barely making the bills

I commend you on your honesty and for getting your ducks in a row. But have you pulled your credit report? What does it say exactly? Does the judgment even show up? How is that worded?

I'm saying this because that is what a prospective landlord will see when they do a credit check, and sometimes (putting flame suit on now) SOMETIMES, it is more important to put a roof over your children's heads - than putting all your dirty laundry out there. Lying by omission can be construed as lying, but sometimes in the real world, it can be called survival.

If the rental application does not ask about an eviction, then don't offer up the information.

Yes it is on 2 of the 3 reports..it says Judgement Filed on one and civil judgement on the other..

 

[bumbershoot]

I have been avoiding apartment complexes and trying to find private landlords who might be willing to give me a second chance

Stop avoiding the apt complexes.

In my experience, complexes have a set way of dealing with credit issues, and that way is a higher security deposit. And that's it. Private landlords exist more on a month to month basis, and don't have much cushion if you end up having problems with them like you did in the past. At a big complex, however, you're one of hundreds of tenants, and if you have problems it's not their only source of income.

So try the bigger complexes.

 

[RachaelA]

You'd be better off looking at apartment complexes. They have so many units that they would be willing to take a risk on a potential unreliable tenant (because after being evicted that's what you are no matter what explanation you have for it).

Just remember that there is a good chance that you will have a wage garnishment filed against and they will start garnishing your paychecks as soon as you start working.

 

[mrspaha]

With the housing situation so depressed all over, it would seem to me that many landlords, especially small private landlords as opposed to managment companies of large apartment complexes would be fairly lenient in their requirements. I'm thinking perhaps a small modest vacant home that someone can't sell, but might be willing to rent out until the market improves. Or perhaps a similar situation with a townhouse or condo that isn't selling. As long as you can put up the first and last month's rent, as well as a security deposit, a private party might not even bother to go through the expense of doing a credit background...

If you do luck out, I urge you to be vigilant about fulfilling your rent obligations. Good luck to you.

 

[sbpebbles]

With the housing situation so depressed all over, it would seem to me that many landlords, especially small private landlords as opposed to managment companies of large apartment complexes would be fairly lenient in their requirements. I'm thinking perhaps a small modest vacant home that someone can't sell, but might be willing to rent out until the market improves. Or perhaps a similar situation with a townhouse or condo that isn't selling. As long as you can put up the first and last month's rent, as well as a security deposit, a private party might not even bother to go through the expense of doing a credit background...

If you do luck out, I urge you to be vigilant about fulfilling your rent obligations. Good luck to you.

This is what I was hoping to find, a house or town home or property that someone is trying to sell and instead of it sitting empty maybe they'd let us rent it..Should I maybe contact some realtors in the area I got the job and see if they have any owners that would be willing to do that? or what's the best way to find these?

 

[sbpebbles]

You'd be better off looking at apartment complexes. They have so many units that they would be willing to take a risk on a potential unreliable tenant (because after being evicted that's what you are no matter what explanation you have for it).

Just remember that there is a good chance that you will have a wage garnishment filed against and they will start garnishing your paychecks as soon as you start working.

oh wow I totally forgot they can garnish my wages..is it only up to a certain percentage? do they have to take me in to court for that? the judge never said anything about what I owed..he just told the landlord that he wanted me to fill out a form that lists my income(i believe an income verification form) and that was it..i never heard anything else..I just know the $3100 is what the landlord said I owed him..the judge never said they'd take my wages if i were to start working..so i wonder how that works

ETA: I will start to read up on wage garnishments in WI..seems they can only take a percentage..depending on if my income is below the federal poverty level, which it may be

 

[smokeyblue]

I'd see what kind of social service agencies there are that might be able to help you.

I found this link for the USDA Rural Development http://www.hud.gov/local/index.cfm?state=wi&topic=renting

I'd contact them right away. If they can help you they might be able to let you know who can.

 

[sbpebbles]

I'd see what kind of social service agencies there are that might be able to help you.

I found this link for the USDA Rural Development http://www.hud.gov/local/index.cfm?state=wi&topic=renting

I'd contact them right away. If they can help you they might be able to let you know who can.

Thanks but I have contacted a few agencies and because of some mistakes I made 5 years ago I don't qualify for those programs

 

[RachaelA]

oh wow I totally forgot they can garnish my wages..is it only up to a certain percentage? do they have to take me in to court for that? the judge never said anything about what I owed..he just told the landlord that he wanted me to fill out a form that lists my income(i believe an income verification form) and that was it..i never heard anything else..I just know the $3100 is what the landlord said I owed him..the judge never said they'd take my wages if i were to start working..so i wonder how that works

ETA: I will start to read up on wage garnishments in WI..seems they can only take a percentage..depending on if my income is below the federal poverty level, which it may be

Yeah its only a %. I know in Ohio its 25%. As long as you have a judgment against you in court, they would just need to file the paperwork through the court for the garnishment. They can also file a bank attachment if they know of any bank accounts that you have.

 

[cglaura]

Also, it might be a good idea to try to arrange the eviction payback. Sometimes having it on your record, even if it is the smallest amount you can afford, as long as it is consistent. It will show "good faith" that you are paying off the debt. I'm not sure if you can see the judge about that or how, but there should be some low cost legal clinics that social services can direct you.

Is there anyone else, as far as previous landlords before the last, that can give you a letter of recommendation?

 

[MSSANDRA]

for looking past your mistakes and trying to get ahead. You might however consider if this job will really pay enough to make the move. If you considered 25% garnished right off the top for your past debt, childcare, plus back up child care since your family is too far away to help, a pretty much for certain higher deposit on an apartment, plus all the other expenses of living on your own, it may be harder than you realized. Maybe continue to look for even a lower paying job closer to your parents and try to at least pay off the debt before you go out on your own???

prayers for you during this tough time...

 

[bdcp]

With the housing situation so depressed all over, it would seem to me that many landlords, especially small private landlords as opposed to managment companies of large apartment complexes would be fairly lenient in their requirements. I'm thinking perhaps a small modest vacant home that someone can't sell, but might be willing to rent out until the market improves. Or perhaps a similar situation with a townhouse or condo that isn't selling. As long as you can put up the first and last month's rent, as well as a security deposit, a private party might not even bother to go through the expense of doing a credit background...

If you do luck out, I urge you to be vigilant about fulfilling your rent obligations. Good luck to you.

The opposite is true. More people are renting so they can be pickier. When the market is down, more people rent because less can afford to buy. Also, anyone who has had to sell or was foreclosed on due to the market is also looking to rent. Makes a huge impact on the rental market. For our sons' first apartments while they were in college, we cosigned, wasn't necessary after that, they have since signed their own leases without us. Apartment complexes are more lenient as long as you can put down a large enough security deposit.

 

[sbpebbles]

for looking past your mistakes and trying to get ahead. You might however consider if this job will really pay enough to make the move. If you considered 25% garnished right off the top for your past debt, childcare, plus back up child care since your family is too far away to help, a pretty much for certain higher deposit on an apartment, plus all the other expenses of living on your own, it may be harder than you realized. Maybe continue to look for even a lower paying job closer to your parents and try to at least pay off the debt before you go out on your own???

prayers for you during this tough time...

I have already accepted the job offer so I really don't want to turn it down..it's the ONLY job I got past the first interview for in 2 years so I really need to make it work..there is nothing for jobs where my parents live so that's not a good idea

 

[sbpebbles]

The opposite is true. More people are renting so they can be pickier. When the market is down, more people rent because less can afford to buy. Also, anyone who has had to sell or was foreclosed on due to the market is also looking to rent. Makes a huge impact on the rental market. For our sons' first apartments while they were in college, we cosigned, wasn't necessary after that, they have since signed their own leases without us. Apartment complexes are more lenient as long as you can put down a large enough security deposit.

I am afraid that's what I'm dealing with..there are more renters now than before so it's even harder..and I'm looking in a resort town and that surrounding area so a lot of the housing is seasonal for the international kids who come to work. Those types of housing are not set up for a family, I have asked about them..

Thanks everyone, keep the advice coming..I WILL try complexes again, I have no problem paying more to show that I won't let history repeat itself

 

[disneyfreakk]

If your parents *credit* is good, then there shouldnt be any problem with them co-signing. (Unless of course, they just dont want to.) Your problem is with your credit, not so much the ability to pay.

 

[arminnie]

With the housing situation so depressed all over, it would seem to me that many landlords, especially small private landlords as opposed to managment companies of large apartment complexes would be fairly lenient in their requirements. I'm thinking perhaps a small modest vacant home that someone can't sell, but might be willing to rent out until the market improves. Or perhaps a similar situation with a townhouse or condo that isn't selling. As long as you can put up the first and last month's rent, as well as a security deposit, a private party might not even bother to go through the expense of doing a credit background.

Not really. It is not that easy to get rid of a tenant who is not paying rent. The only thing worse than a home that won't sell is a home that can't be sold because a non-rent paying tenant won't move out.

The tenant can be made to move out but the process might take a few months. I've been that landlord - I really couldn't take the risk of a tenant who settled in and quit paying. The only thing that worked for me was pre-payment of about six months rent which is not feasible for most renters.

 

[sbpebbles]

If your parents *credit* is good, then there shouldnt be any problem with them co-signing. (Unless of course, they just dont want to.) Your problem is with your credit, not so much the ability to pay.

my mother's credit is bad but my step fathers is ok..but they have said they will not co sign..they want me to stand on my own 2 feet, which i completely understand..