{"id":14480,"date":"2020-12-15T16:16:00","date_gmt":"2020-12-16T00:16:00","guid":{"rendered":"https:\/\/www.rentecdirect.com\/blog\/?p=14480"},"modified":"2022-06-16T15:22:36","modified_gmt":"2022-06-16T22:22:36","slug":"cares-act-expiring","status":"publish","type":"post","link":"https:\/\/www.rentecdirect.com\/blog\/cares-act-expiring\/","title":{"rendered":"What Landlords Should Know About the CARES Act Expiring"},"content":{"rendered":"<p><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-full wp-image-14481\" src=\"https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2020\/12\/What-Landlords-Should-Know-About-the-CARES-Act-Expiring.jpg\" alt=\" CARES Act Expiring\" width=\"950\" height=\"558\" srcset=\"https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2020\/12\/What-Landlords-Should-Know-About-the-CARES-Act-Expiring.jpg 950w, https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2020\/12\/What-Landlords-Should-Know-About-the-CARES-Act-Expiring-300x176.jpg 300w, https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2020\/12\/What-Landlords-Should-Know-About-the-CARES-Act-Expiring-600x352.jpg 600w, https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2020\/12\/What-Landlords-Should-Know-About-the-CARES-Act-Expiring-768x451.jpg 768w\" sizes=\"(max-width: 950px) 100vw, 950px\" \/><\/p>\n<p><span style=\"font-weight: 400;\">One of the<\/span><a href=\"https:\/\/www.physicianonfire.com\/risks-of-real-estate\"> <span style=\"font-weight: 400;\">risks of rental real estate<\/span><\/a><span style=\"font-weight: 400;\"> is that you might not always get your rent payments. And in a pandemic, you may not be able to evict tenants for nonpayment of rent.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The<\/span><a href=\"https:\/\/www.consumerfinance.gov\/coronavirus\/mortgage-and-housing-assistance\/renter-protections\/\"> <span style=\"font-weight: 400;\">CARES Act<\/span><\/a><span style=\"font-weight: 400;\"> is an emergency measure designed to protect many Americans from economic fallout caused by the coronavirus pandemic and resulting shutdowns. It assists some renters by imposing a moratorium on rent-related evictions. Protected renters include those who:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Receive federal rental assistance from a voucher or grant program<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Receive assistance through federally-subsidized housing programs or rent from landlords who receive such assistance<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Rent a home financed with a federally backed mortgage (Fannie Mae, Freddie Mac, FHA, VA, USDA)<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Landlords may also be eligible for shelter from mortgage foreclosure while rents are not coming in if their state provides such relief or if they have financed their building with a federally backed loan.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">People are struggling financially, and about <\/span><a href=\"https:\/\/listwithclever.com\/research\/american-debt-spending-2020\/\"><span style=\"font-weight: 400;\">one-quarter of Americans have missed a rent or mortgage payment<\/span><\/a><span style=\"font-weight: 400;\"> in 2020. Just because a tenant has missed rental payments, however, doesn&#8217;t mean you should definitely evict them after the CARES Act expires.<\/span><\/p>\n<h2><b>Protections Expiring on December 31, 2020<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Unless Congress extends current protections or passes a new stimulus package very soon, the following CARES Act provisions will end at the end of the month:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">\u00a0<\/span><span style=\"font-weight: 400;\">Eviction moratorium for nonpayment of rents due to COVID-19 <\/span><span style=\"font-weight: 400;\">\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Unemployment benefits for long-term unemployed due to COVID-19<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">\u00a0<\/span><span style=\"font-weight: 400;\">Relief from federal student loan payments<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Gig and freelance worker jobless benefits<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">This expiration means that tenants may be losing supplemental income and debt relief while trying to make up back rent to avoid foreclosure. And landlords may be faced with some tough decisions and an avalanche of evictions.<\/span><\/p>\n<h2><b>To Evict or Not to Evict?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">If you have tenants who filed lawful declarations entitling them to protection from displacement for nonpayment of rent, what are your rights once the moratorium expires? And what are your obligations? Is eviction the right course of action right now?<\/span><\/p>\n<p><span style=\"font-weight: 400;\">There are several options for landlords with delinquent tenants after December 31, 2020:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Write off back rent and begin collecting rent from tenants going forward<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Allow tenants to make up back rent over time<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Evict non-paying tenants and replace them<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">The decision depends on the strength of your local rental market (how quickly you&#8217;ll be able to replace non-paying tenants with paying tenants), whether a tenant has secured new employment and your history with that tenant.<\/span><\/p>\n<h2><b>The Case for Eviction<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">You may want to open eviction proceedings right away if one or more of these conditions is true:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Your tenant wasn&#8217;t that great even before COVID. If he or she clashed with other residents, damaged your property or had to be wrestled for the rent every month, now might be time to oust this tenant and <\/span><a href=\"https:\/\/www.rentecdirect.com\/tenant-screening\"><span style=\"font-weight: 400;\">screen for a better one<\/span><\/a><span style=\"font-weight: 400;\">.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">The rental market in your town is healthy, and you&#8217;ll have no problem replacing a lousy tenant.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">You want to make some significant repairs or improvements to the unit, which will be easier if it&#8217;s vacant.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">You have decided to sell your rental property and <\/span><a href=\"https:\/\/www.realestatewitch.com\/how-to-sell-my-house-fast\/\"><span style=\"font-weight: 400;\">want to do it quickly<\/span><\/a><span style=\"font-weight: 400;\">.<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">If the CARES Act provisions protect your tenant, proceed with eviction even more carefully than you usually would:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">The CARES Act requires you to provide 30 days&#8217; notice, so you can&#8217;t begin eviction before January 31, 2021.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Your state or local government may have enacted additional renter protections during the pandemic. Make sure that you&#8217;re allowed to initiate evictions when the CARES Act expires.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">\u00a0<\/span><span style=\"font-weight: 400;\">If you are taking advantage of<\/span><a href=\"https:\/\/www.jdsupra.com\/legalnews\/cares-act-foreclosure-moratorium-and-71248\/#:~:text=CARES%20Act%20%2D%20Foreclosure%20Moratorium%20and%20Consumer%20Right%20to%20Request%20Forbearance,-Eugene%20Paul%20Caiola&amp;text=The%20CARES%20Act%20provides%20that,of%20up%20to%20360%20days.\"> <span style=\"font-weight: 400;\">mortgage forbearance<\/span><\/a><span style=\"font-weight: 400;\"> for a federally backed multifamily mortgage, you cannot evict your tenant for nonpayment of rent.<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">To avoid damage to your property or expensive court filings, consider offering your tenants &#8220;cash for keys.&#8221; It can be substantially faster and cheaper to get them to move without incident in exchange for a few hundred dollars.<\/span><\/p>\n<h2><b>The Cost of Eviction<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Many landlords underestimate the total cost of evicting a tenant. A contested <\/span><a href=\"https:\/\/www.hg.org\/legal-articles\/evictions-based-on-matters-other-than-non-payment-45903\"><span style=\"font-weight: 400;\">eviction can cost over $5,000<\/span><\/a><span style=\"font-weight: 400;\">, and that&#8217;s assuming the tenant doesn&#8217;t leave you any goodbye &#8220;presents&#8221; on the way out:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">\u00a0<\/span><span style=\"font-weight: 400;\">Unpaid rent (3 months, averaging $3,000)<\/span><\/li>\n<li style=\"font-weight: 400;\"><a href=\"https:\/\/www.realestatewitch.com\/do-i-need-a-real-estate-attorney-to-sell-my-house\/\"><span style=\"font-weight: 400;\">Legal fees<\/span><\/a><span style=\"font-weight: 400;\"> to an attorney if you hire one ($500)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Court filing and administrative fees (varies by county, averaging $150)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Fees for hiring the sheriff to execute the Writ of Possession ($50)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Locksmith charges to change the locks on the day of the eviction ($150)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Repairs and junk removal ($1,000)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Cleaning costs ($500)<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">These average costs also don&#8217;t consider the additional requirements for preparing and showing a rental during a pandemic. You&#8217;ll have to provide PPE for prospective tenants, and you&#8217;ll need to disinfect after every property tour.<\/span><\/p>\n<h2><b>Eviction Alternatives<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">You might want to hold off on evicting good tenants who caused no problems and previously paid their rent on time. That&#8217;s especially true if there&#8217;s no guarantee that you&#8217;ll quickly find replacements.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Even if you <\/span><span style=\"font-weight: 400;\">want to evict a tenant<\/span><span style=\"font-weight: 400;\">, you may not be able to right away. In areas with local eviction moratoria, you might be able to file eviction papers with the court, but it may take time for your case to get on a court docket. And even if it&#8217;s now legal to evict for nonpayment of rent, your local courts may be backlogged with many cases, tying you up for months.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">If you&#8217;re not sure that you can or want to replace your tenants, contact them and discuss a mutually beneficial solution. If they <\/span><a href=\"https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2020\/12\/December-2020-Rent-Payment-Trends-Rentec-Direct.pdf\"><span style=\"font-weight: 400;\">lost income due to COVID<\/span><\/a><span style=\"font-weight: 400;\">, has their situation improved? Are they able to cover their current rent or at least some percentage of their current rent? What about their back rents?<\/span><\/p>\n<p><span style=\"font-weight: 400;\">You can be accommodating and understanding without being a pushover if you come to a mutual agreement with your tenants and a payment schedule they can afford. A rule of thumb that mortgage lenders often use is that housing costs are affordable if they don&#8217;t exceed one-third of the month&#8217;s gross (before tax) household income. If the tenant is getting tax-free income, this percentage can go up a bit.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Get your agreement in writing with your tenants; you can do this with an addendum to your lease. Specify dates and payment amounts and what will happen if the tenant breaches the agreement. If you can&#8217;t agree or the tenant breaches the contract, cash for keys is probably your best solution.<\/span><\/p>\n<h2><b>Damage Control<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">No one likes evictions, but sometimes they are necessary. If you work with your tenants in good faith to minimize the need for evictions and to control the damage of necessary evictions, that may be the best outcome you can engineer.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">If you can hold on a few more months, the <\/span><a href=\"https:\/\/vitaldollar.com\/income-from-rental-property\/\"><span style=\"font-weight: 400;\">rent income will likely begin flowing again<\/span><\/a><span style=\"font-weight: 400;\"> as vaccinations become available and the economy recovers.<\/span><\/p>\n<hr \/>\n<h3><b>RELATED READING FOR YOU:<\/b><\/h3>\n<ul>\n<li><a href=\"https:\/\/www.rentecdirect.com\/blog\/questions-to-ask-your-accountant\/\" target=\"_blank\" rel=\"noopener noreferrer\">Bookkeeping Reminders and End of Year Questions to Ask Your Accountant<\/a><\/li>\n<li><a class=\"LinkSuggestion__Link-sc-1mdih4x-2 jZPuuT\" href=\"https:\/\/www.rentecdirect.com\/blog\/legally-evict-tenant\/\" target=\"_blank\" rel=\"noopener noreferrer\">How to Legally Evict a Tenant<\/a><\/li>\n<li><a href=\"https:\/\/www.rentecdirect.com\/blog\/landlord-resources-help-with-mortgage-and-other-financial-assistance\/\">Landlord Resources | Help with Mortgage and Other Financial Assistance<\/a><\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>One of the risks of rental real estate is that you might not always get your rent payments. And in a pandemic, you may not be able to evict tenants for nonpayment of rent. The CARES Act is an emergency measure designed to protect many Americans from economic fallout caused by the coronavirus pandemic and [&hellip;]<\/p>\n","protected":false},"author":78,"featured_media":14481,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"","_et_pb_old_content":"","_et_gb_content_width":"","jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":true,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"iawp_total_views":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[14497,275,13882,13881],"tags":[13654,16399,14291,16400],"class_list":["post-14480","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-covid-19","category-education","category-landlord-tips","category-property-management-tips","tag-13654","tag-cares-act","tag-covid-19","tag-rent-protections","et-has-post-format-content","et_post_format-et-post-format-standard"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>What Landlords Should Know About the CARES Act Expiring<\/title>\n<meta name=\"description\" content=\"If the CARES Act provisions protected your tenant, what are your rights and obligations with the moratorium expiring?\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.rentecdirect.com\/blog\/cares-act-expiring\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What Landlords Should Know About the CARES Act Expiring\" \/>\n<meta property=\"og:description\" content=\"If the CARES Act provisions protected your tenant, what are your rights and obligations with the moratorium expiring?\" \/>\n<meta property=\"og:url\" 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