#Landlord and tenant - residential

[lawofficeofryansshipp]

New Florida Law Speeds Up Process for Property Owners to Remove Unauthorized Occupants

Occupant Removal If you’re a property owner in Florida, you may already know how complicated it can be to regain control of your property when someone is staying there without permission. A new Florida law, Florida Statute §82.036, is here to make that process faster and more straightforward. Effective as of July 1, 2024, this law aims to give property owners a quicker path to remove unauthorized…

[softwarerentaaa]

Why Property Rental Management Software Is a Smart Investment in 2024?

In today’s fast-paced real estate industry, property rental management software offers a robust rental management system for landlords, property owners, and tenants to streamline complex tasks such as Tenant Onboarding, Lease Management, Maintenance Tracking, Accounting, Financial Reporting, Document Management, and Communication. By integrating multiple essential functions, property rental software simplifies rental operations.

What is Property Rental Management Software?

Property rental management software is a digital solution for landlords, property managers, and real estate businesses to efficiently manage residential and commercial property rentals anytime from mobile and desktop. Property Rental Software allows you to manage short-term and long-term property rentals utilizing technology for tenant onboarding, rent collection, lease tracking, and maintenance management from a cloud-based rental management platform. 

Additionally, residential and commercial property rental management software empowers businesses with real-time communication, contract management, scheduling inspection, and valuable data insights. Property Rental Software App enables property owners to make data-driven decisions, enhance tenant satisfaction, and improve overall operational efficiency.

Key Features of an Ideal Property Rental Management Software

Ease of Use: An ideal property rental software is user-friendly, featuring an intuitive interface that requires minimal training. Easy navigation allows users to access key functions quickly, ensuring efficient management of day-to-day operations.

Manage Properties: It provides a centralized dashboard to monitor multiple properties, track occupancy rates, schedule inspections, and maintain property data, enabling streamlined oversight of diverse portfolios in one organized space.

Tenant Onboarding: With digital onboarding tools, property rental management software simplifies tenant application, background checks, and lease signings, creating a seamless, efficient experience for tenants and landlords from the initial contact to move-in.

Identity Check: Built-in identity verification ensures secure and reliable tenant vetting. This feature validates applicant information quickly, minimizing risk and enhancing tenant trust through thorough, compliant screenings.

Asset Management: Effective asset management allows property owners to track and maintain all assets, from appliances to infrastructure, prolonging their lifespan and optimizing long-term property value.

Marketing for Tenants or Buyers: Rental marketing tools enable managers to list properties across platforms, attract potential tenants or buyers, and increase occupancy rates, saving time and enhancing property visibility.

Contract Management: Automated contract management facilitates digital lease creation, signing, and storage, ensuring all agreements are compliant, organized, and accessible to both parties for streamlined lease administration.

Manage and Resolve Repair and Maintenance Issues: A dedicated maintenance module lets tenants submit repair requests, track work orders, and monitor task status, ensuring timely responses and well-maintained properties.

Accounting and Tracking Finances: Integrated accounting features track income, expenses, rent payments, and generate financial reports, providing a clear financial overview to support informed budgeting and accurate tax compliance.

Why Should Invest in Property Rental Software?

Property rental management software nowadays is a crucial system for managing rental tasks digitally from mobile and desktop. It simplifies the rental management of residential and commercial properties, making it easier for owners and landlords to manage tenants and property hassle-free. Foremost Rental management app enhances efficiency, allowing rental businesses to manage properties more effectively. By reducing the administrative load, property rental software gives more time to focus on providing high-quality service and scaling their portfolios. 

Best Property Rental Management Software in Australia | Free Demo

Property rental management is a primary responsibility for owners, focusing on ensuring that properties are well-maintained and cared for. Effective management helps preserve property value, supports tenant satisfaction, and ultimately benefits the owner's investment. To make things easy try RentAAA property rental management software solution designed to streamline residential and commercial rental operations from mobile and desktop. 

RentAAA offers a free demo to showcase its key features, including tenant documentation, property listings, bookings, financial reporting, maintenance management, and inspections. This trial provides users with a hands-on experience of how RentAAA’s rental management app simplifies and enhances every aspect of property management and helps owners focus on maximizing tenant satisfaction and long-term growth.

[ashburnhaminsurance]

Protecting Against Tenancy Fraud: Essential Strategies for Landlords

In the realm of property management, tenancy fraud has become an increasingly prevalent concern for landlords. As rental markets continue to expand and evolve and even become more competitive and oversaturated, the risk of encountering fraudulent tenants rises proportionally. From subletting without consent to providing false references, fraudulent activities can result in financial losses,…

[walshgilad]

commercial landlord-tenant law

Our firm is able to handle all areas of commercial and residential landlord-tenant law. Our practice includes representing landlords and HDFC Cooperatives in non-payment and holdover proceedings in residential and commercial properties.

[bucketofdeltav]

Do you live in New Zealand? Do you rent or know people who rent?

The government has put forward a bill to allow no-cause evictions. Currently, landlords have to have a valid reason (from a fairly long list of legally-permissible reasons) to evict tenants. The bill proposes that landlords be allowed to evict tenants with no reason given. The bill is open for submissions until 11.59pm on Wednesday, 03 July 2024 New Zealand time.

Make a submission! It can be as simple as 'I do not support this bill and think it should be thrown out'.

[emotionoitme]

don’t call my name

don't call my name - skinshape

warnings: roommate trope, pervy carmy, like this man needs to get a grip, sexual tension & sexual innuendo, yearning as always, nudity and some steaminess, alcohol (its one drink), some dirty touches and lots of teasing + dirty talking lol, future smut (freaky), no use of y/n or you

wc: 8.6k

a/n: new 3-PART SERIES!! hiiii i’m sorry i’ve been awol for so long but s3 has sent me into a feral frenzy and thats what motivates me to write for carmy <3 he kind of pissed me off this season but i’m horny for him anyways so enjoy!!  (from the same horny silly mind as “about a girl”)

series masterlist

playlist (updates with each chapter)

fucking inflation.

carmen berzatto would rather die than try and find a roommate.

with chicago’s residential rent quadrupling, he found it increasingly stressful balancing monthly apartment payments with the nonstop financial demand of owning a restaurant. 

if it wasn’t fixing the walk in fridge, it was fixing the gas line that had a leak. not to mention staffing, fancy dishware, food cost, utilities. the bear was a big up and coming success in the community, but he was damned if it didn’t take a lot of money to keep a restaurant running. 

it wouldn’t have been so stressful all on its own, either, not if his new fuckhead landlord didn’t send all the tenants a yellow slip informing them of the $2500 monthly increase in rent. 

the place was nice—he recently made a decision that was long deliberated, moveing from his small, admittedly humble apartment complex to a “luxury unit”. 

he found it to be quite an adjustment. It was newer, and much nicer than what carmy was used to. the place was fully furnished and had two-levels connected by floating stairs, as well as tall windows that reached the ceiling and illuminated the space with natural light. 

it was a gorgeous place, but the sudden increase in rent did nothing more than fuel the disdain that he had accumulated for landlords over the years. 

so, came to terms with the fact that he would have to either deal with the hassle of moving out, cut into the restaurant’s budgeting, or the dreaded third option. finding a roommate. 

the stress plagued his mind all night as he tried to sleep, tossing and turning over his pillow. 

someone to share a small space with, quarrel over messes with, debate over rent share with. not to mention he had grown accustomed to small freedoms like cooking in the middle of the night or walking around naked. 

there was also the fact that he had been lonely recently, succumbing to sexual frustrations that reminded him all too well of being a teenager again. it had crept up on him slowly, the urge to hold another person again. to be touched by someone else. 

he had been so worked up, he was being plagued by wet dreams. it was like being back in middle school for the man. finding himself waking up face down in the bed, clutching a pillow he had drooled on with a throbbing erection in his boxers. finding himself rutting his hips against the mattress to try and alleviate some of the pressure that had built up in his body. a thin sheen of sweat covered him as he felt increasingly hot. maybe he would want to bring someone home in the near future, and how would that work with a roommate? what a fucking nightmare. 

he bit into the pillow and let out a soft groan as he continued to slowly rock his hips against the mattress. 

he slid his hand down, fingers tucking into his boxers and wrapping around his erection. the dream had felt so real while he was asleep, recalling soft skin beneath his fingertips, recalling himself posessively gripping this skin as a hot, wet tightness engulfed his cock. he nuzzles his face further into the pillow as he pumps his hand softly over his length.

the lack of anything romantic or sexual in his life was probably for the best. but that didn’t mean he didn’t miss it. 

carmen brought his hand up to his mouth, spitting into his palm and shoving his boxers down to slick himself up. it felt as if a white heat was beginning to surge through his body, unaccustomed to the touch. 

he had been so busy, wound so tightly. he began rutting his hips to meet his hand, releasing a low moan into the pillow. it was like the dream had gotten him almost completely to the finish line, feeling overwhelmingly sensitive from the brief touches. his other hand gripped at his comforter as he felt himself coming up on an orgasm, muscles tensing, mouth falling open.

the sharp blare of his phone ringing right next to his ear caused him to jump, ripping his hand out from his boxers and sitting up. it took him a second to orient himself, heart pounding and breaths labored.

he felt his skin heat with anger as his eyes darted over to the screen to see an unknown number. 

another four seconds and he would have been blissfully falling over the edge he hadn’t fallen over in a long time. 

he hurriedly shoved the phone up to his ear. 

“what?” he snapped into the line, patience wearing incredibly thin. the receiving end was quiet for a beat, before a woman’s voice hesitantly responded. 

“hi…um, i was calling about the listing for the unit on maple… is this the right number?” 

carmy ran a hand over his face, resting his forehead in his hand. the pent up tension began to partially subside, mind now focusing on his sustained issue of finding a roommate. 

“no, yeah. uh, sorry,” he cleared his throat, “this is carmen.”

“oh. hi,” the girl’s voice responded, sounding slightly surprised. she relayed her own name, as he found himself closing his eyes and tuning into the sound of her voice. 

“i saw your ad in the tribune, and i’m kind of in a rough spot right now with my shithea- sorry, my landlord increasing the rent. i only need a place for a few months before i go back to the west coast.” 

he let himself chuckle at her correction, hand falling to the blanket above his erection. 

“yeah,” he responded, “i’m, uh, all too familiar with shithead landlords. that’s why i put the ad out in the first place. my rent is fuckin’ going up 2500 bucks.” hearing a small gasp resonate through the line at this.

“so i take it you’re not…totally enthusiastic about getting a roommate?” she questioned with a laugh.

something inside his stomach fluttered at the sound of her laugh. enough to feel a twitch from under the blanket. 

god damn, was he wound tightly. 

“no- i’m… well, yes, but-“ he exhales, “i guess it just has to be a good fit. i’m used to living alone.” 

the girl lets out a hum of agreement. 

“well, when can i meet you, carmen? test out how well you…fit?” 

he had to stifle a groan at this, a dull, aching throb coming from beneath his covers. he palmed his hand over the clothed hardness. he didn’t even know what this girl looked like and somehow she was eliciting a response from him. he made a mental note to try and get laid over the next week. even if it was just a shitty one night stand. anything to alleviate this ferocity he felt. 

“yeah, um,” he responds, slightly horse “i’m actually taking the day off tomorrow, so, then?” 

the girl giggled again. 

“wow, lucky you, taking off work on a sunday?” she teased. he takes his hand off his clothed erection and runs his hand through his unruly curls.

“yeah, i, uh, work in a restaurant. so it really is lucky…” dread filled his stomach at the thought of playing catch-up come monday. hopefully the staff would work smoothly enough to accommodate his absence. 

“i’m really the lucky one,” she responds, “the sooner i can end my lease, the better. and you’re the first actual response i’ve gotten all week.” a pause. “can i come by tomorrow morning and check the place out?” 

carmy’s eyes flickered towards his open bedroom door, acknowledging the cleaning he would have to squeeze in today. 

“yeah, the, uh…. the morning works” he responded. 

“i won’t be interrupting anything, right?” she asked. 

his eyes glanced down to the hardened outline under his sheets. 

“no,” he rested his head back against the wall, “no, i’m open. come at 9? unit 407.” 

“okay, yeah. i’ll be there. bye, carmen” she sweetly chimed. 

he let out a breath as the phone disconnected. this woman could’ve been anyone, yet something about the way she said his name sent a wave of heat through his body. he glanced back down at his hardness, then at the clock. 

“fuck” he exhaled, denoting the limited time he had before he had to be at the resturaunt. he ran a hand over his face before throwing the covers off of him and forcing himself out of bed. he readjusted the tent of his boxers and walked downstairs and into the kitchen. fuck this rent increase. he loved living alone. 

carmen downed a glass of water, allowing some of the cool liquid to spill onto his bare chest. he told himself he dreaded the next morning when he would meet the woman who called him, regardless of how his body responded to the sound of her voice. 

he definitely wasn’t lonely, curious, or excited to see what she would be like. 

fuck having a roommate.

he bent down to strip himself of his boxers, leaving them on the floor as he walked into the bathroom to start the shower. he drew back the curtain and let the water hit him without warming up. 

what about being able to come home at any hour of the night? or stashing his jeans in the oven? no longer would he be comfortable succumbing to freedoms as simple as jerking off on the couch. 

so because of that, carmen would rather die than try and find a roommate. 

or, at least that’s what he had thought initially. 

by no means did he expect his old fashioned newspaper ad to bring her. 

his first thought was that she was beautiful, and he found himself drinking in the sight of her as if he were a man lost in a desert and she was a cool blue pond. 

she was younger, he guessed early twenties, and cute. carmen had never considered himself the type of guy who had a type, but that split second after which he had opened the door made him rethink that prior assumption.

it also didn’t help that she had shown up in a tiny skirt and a long sleeved shirt that was so fucking tight he could see the perk of her nipples through the fabric. and what could he say to defend himself? at the end of the day he was just a man. 

the first genuine thing he noticed, however, was her smile, alongside a mischievous glint in her eyes, which he was immediately enamored with. it was like opening the door and being completely blindsided, resulting in an awkward first few seconds as they stood staring at each other. the girl expectantly waited for him to invite her inside. he hadn't even realized that she had already greeted him and he was just starting back at her dumbfoundedly. 

“uh. sorry,” he broke the silence, “hi. it’s nice to meet you” he stuck out his hand. 

she gave him a warm smile and reached out to shake his hand. 

“so nice to meet you, carmen.” 

her hand was soft. and he liked the way it seemed to disappear in his. she pulled it back sooner than he would’ve liked. he reciprocated her small smile. 

“carmy is fine,” he stepped to the side “come on in.”

he watched as her eyes scanned down his face, to his lips, neck, chest, before glancing back up. 

he could’ve sworn her cheeks colored a bit as she stepped inside and began to have a look around. 

the girl slowly made her way through the living room, running her hand along the soft backing of the couch, glancing over the various cook books stacked upon the coffee table. carmy watched her from behind as she sauntered into the kitchen, averting his eyes after tracing up the span of her bare leg, disappointed when his gaze met fabric. 

stop being such a fuckin’ perv, he internally scolded himself. he took a deep breath and shoved his hands into his front pockets, continuing to walk forward, eyes burning a hole into the cabinets of the kitchen. anywhere but on her. 

the girl placed her hands on the granite countertops, leaning over to examine even more cookbooks, these ones with sticky notes decorating the pages. the sweet, light smell of perfume prompted carmen to look forward, realizing he had gotten closer to the girl than he meant to. she sensed his presence and turned around, letting out a small gasp at the close proximity. her eyes darted up and locked with his. 

carmen felt the eye contact send a shockwave through his body as he unintentionally towered over her. 

her eyes fell to his lips momentarily and he felt his jaw clench as he watched her part her mouth and let out a soft breath. the girl ripped her eyes away from his lips, begrudgingly bringing them back up to meet his. 

“can you take me to the bedroom?” she asked him. carmy blinked, heart pounding in his chest, not sure if he heard her right. 

“wh- what?” he choked out. her eyebrows slightly creased, head tilting. 

“the room where i’d stay? can i see it?” 

his eyes shut tightly, then snapped back open. hand coming up to run through his hair. 

jesus, get a grip, man. obviously she wasn’t asking you to take her to the bedroom so you could fu-

“yeah-”’ he sighed, “yeah, of course.” carmy spun on his heel, leading her back through the living room and up the stairs. 

“it’s a beautiful place,” she complimented, “a lot nicer than where i’m at right now.” 

the top floor looked over the living room, branching off into a hallway with two bedrooms and a shared bathroom. 

“yeah, uh, to be honest, it’s a lot… fancier than what i’m usually used to.” carmy led her past his room into the vacant space, empty except for a king sized mattress. 

“the, uh, mattress is yours if you want it. if you already have one, i’ll get it out of here.” he turned to glance at the girl, who had wide eyes, “won it in a stupid…sweepstakes thing my cousin signed me up for.” 

he doesn’t mention that richie had signed him up to make fun of him, telling carmen that a new mattress might help him get laid since nothing else seemed to work.

her gaze met his and a big smile grew on her face. she walked to the edge of the bed, then turned to lay on it, sprawling her arms out. 

“wow,” she exhaled, “you live the life of luxury over here carmy,” a big smile still on her face as she stretches out. he ignores the way her skirt creates a perfect triangular gap between her thighs, revealing a glimpse of white lacy fabric.

okay, maybe he doesn’t ignore it. 

“so?” she asks. he rips his gaze upwards, finding her sitting up on the bed, eyes meeting his, “is it a good fit?” she had a small smirk on her face, crossing one leg over the other, slightly leaning back. 

he liked the way she gazed up at him, chin tilting up towards him to expose more of her neck. his eyes raked down the flesh of her neck, wondering what it would be like to sink his teeth into it. to make her yelp. to mark her. 

“yeah,” he softly responds, feeling his mouth dry, eyes scanning over her face, “i, uh, i think we can make it fit.”

carmy watches as her eyelids flutter slightly at this, chest expanding with a deep inhale. he could’ve sworn she pressed her thighs together, lip coming to catch between her teeth. 

“okay,” she breathed, the two of them almost in a trance as they stared at each other. he was the first to break the eye contact, clearing his throat and taking a few steps away from the bed. 

“you’re, um… free to move in whenever you’d like,” he tells her, fixing his eyes on the wall as he warms under the unmistakable feeling of her gaze. 

she’s here to find a place to live, he tells himself, not get eyefucked by some stranger. 

regardless, he feels her continue to watch him. he hears her boots click against the flooring as she stands from her position on the bed, walking over to the glass door leading to a shared balcony. outside, the door that connected to his room was just a few feet down from hers. 

he follows her as she walks out, watching her place her hands on the railing and take a deep breath. it was fresh out, the nostalgic smell of a crisp autumn morning. 

“it’s a beautiful area,” she quietly observes, noting the proximity of a park. the dense line of trees provided a bit of privacy for the balcony, but the bustle of passerbys were still visible down below. he hummed in agreement, watching as the balmy breeze tousled her hair. she had a serene look on her face, but she seemed far away. 

“you’re, uh, from the west coast?” he asked, trying to strike up a form of conversation. the glaze over her eyes remained as she followed the sight of a woman pushing a baby stroller through the park. 

“yeah,” she breathed out, “san diego. moved here for a work but my, uh….my mom isn’t doing so well. so i’m going back before christmas.” 

carmen notices the twitch of her lip, gaze still fixed on the woman pushing the stroller. 

“i’m, uh, i’m sorry to hear that,” he responds softly. her gaze breaks away as the woman disappears into the tree line. she meets his eyes and gives him a small smile

“don’t be. we have a…complicated relationship,” she let out a small laugh, nervously looking to the side. 

“yeah, i, uh… i know how that goes,” he admits, “trust me.” 

her smile warmed at this, eyes coming back to scan his face. 

“i hope it’s okay that i’d be here so short term,” she offers. he nods his head. 

“i really just need someone for the first couple months. until i decide whether i want to end my lease or, uh, cough up the extra money,” he reassures with a small smile. 

“well, in that case, i look forward to rooming with you, carmy,” she gleams, pushing herself away from the railing and turning to face the door. he opens it for her, watching as she walks back into the room and takes in the stark emptiness. 

“can i bring some stuff by today?” she asks sweetly, “decorate a little?” 

he nods, reaching into his pocket and pulling out her copy of the key, handing it to her. 

“you live here now, so go crazy,” smiling at the squeal of excitement she let out. unexpectedly, the girl rushed forward and wrapped her arms around carmen. he was a bit stunned, but reciprocated, letting his arms engulf her, a hand resting on her lower back. 

“thank you, thank you, thank you!” she beamed, leaning into him. 

“don’t mention it. really” a smile graced his face, the smell of her hair sweet. he would’ve kept hugging her for a while if it was up to him. 

she pulled away, touching his forearm as she did so. 

“i promise i won’t go too crazy. i noticed you have the place pretty….minamalist.”

he let out a small laugh at this. 

“yeah, i’m…not much of a decorator,” he confessed, “my apartments have always been pretty boring.” 

“sounds like you need a woman’s touch?” she asked, giving him an innocent smile. his brain stuttered for a minute, eyes flickering down her face to her lips. he really did need a woman’s touch. but that’s obviously not what she meant.

“yeah,” he cleared his throat “yeah, definitely.” 

she let out a small giggle, “okay. i’ll be back in a few hours.”  

-

as the door slammed behind her, the girl released an exacerbated breath, running her hands through a mess of hair. she made her way through the complex, pressing the elevator button. 

her cheeks felt hot—her whole body felt hot, actually. what the fuck did she get herself into? to make a commitment to a roommate was one thing, to make a commitment to one that was so offensively hot was just stupid. 

he had caught her completely off guard, too. she had only heard carmen as a woman’s name, so the phone call came as a bit of a shock, the meeting an even bigger one. 

she knew she would have to stay away from him, roommate are strictly off limits. 

do not make a move, do not make a move, do not make a move!

it would make everything so complicated, and all she really needed was a place to stay for a few months. but these words she repeated like a mantra did nothing to take away from the fact that she wanted him, bad. from the second he opened the door and she stared into his strikingly blue eyes. from when she raked her eyes down his body, taking in the way his pecs strained against his shirt, tattoos decorating his muscular, capable arms. she was so warm when he wrapped himself around her, hands settling on her lower back…she just wished they had gone lower, touched her more. 

he smelled so fucking good, too, when they had hugged. the smell of his deodorant made her a little dizzy, and gave her a dull ache between her legs. 

the ding of the elevator made her jump, disrupting her thoughts as she stepped through the open doors.

why did she flirt with him so much? she prayed he didn’t think she was a desperate weirdo—it had just been so long since she had been satisfied in that way. and as she sat on the bed, and he stood looking down at her hungrily as if he wanted to dominate her, she quickly decided that she would’ve let him. 

the heat of her skin did not relent, so she began gathering her hair atop her head, molding it into a bun and securing it with a hair tie. 

she had a few hours to take a cold shower, get it together, and call the movers to load up her boxes.

it would be fine, she told herself. everything would work out as long as she didn’t make a move. and carmen seemed gentlemanly enough to reciprocate, minus the few glances she saw him sneak of her. 

she promised herself to not act on the urges. and to her credit, she didn’t. for a while, at least. 

it wasn’t until tonight, about four weeks after moving in, that things started to get complicated. 

it was easy, at first, to resist the flirting and the tension—mostly because carmen was never home.

he left before she woke up and only returned back after she had gone to sleep. that was the cost of being a michelin star chef though, which she had found out not from him, but from a curious google search about his restaurant. 

she decided to confront him about this, curious why he was so humble about such a title. he responded along the lines of a nonchalant, “i didn’t think it mattered.” 

he was a tough person to gauge—always seeming so lost within his own head. the girl felt as if she couldn’t get a good read on him, which was an unusual feeling for her. 

there were moments, however, when it seemed as if she would break down a wall, illuminating herself in a stream of light from within him.

one of those moments was tonight, coming home from dinner with coworkers. she usually would just opt to go straight home after working overtime, but her boss insisted on a get-together to celebrate the end of their project. having to socialize with coworkers after hours was entirely draining, and she was more than ready to be home. 

it was cold and dark, after 10 o’ clock—not that she took notice. the streets shone with the rain of a passed storm, reflecting the light of the street lamps in a blurry haze.

the girl took a deep breath, filling her lungs with the muggy post-rain sweetness of the october air. the walk allowed her to clear her mind a bit, taking notice of the perpetual heat that burned within her. 

god, she needed to blow off some steam. her hand came to thread through her hair, mind flashing to carmen. 

it had been so long since she was with a man—almost forgetting how it felt entirely. how it felt to be kissed, to be touched…how it felt to be full. she let out a small breath at this thought. she wondered if he was well endowed, or on the smaller side? if he was shaved or natural? if he had a curvature to him? circumcised or uncir-

“jesus christ,” she exhales, “i need to get a grip,” the reminder out loud seemed to cut her thoughts short, at least for the most part, as she approaches their building.

she makes her way inside and navigates up to their floor, unlocking the door to their unit, eyebrows furrowing as she took notice of the multiple lights on. she supposes that she had forgotten to turn them off, mentally chastising herself before locking the door behind her and setting her bag and keys down. 

it felt good to be home, stripping off her blazer and making her way to the kitchen. 

she opens the cupboard to grab a glass, filling it with ice. then she pulls a cold ginger beer and lime out of the fridge to make herself a drink. the vodka came a little heavy handed, only partially on accident. 

she takes a long sip before making her way over to and up the stairs. she follows the dark hallway to her room, where she puts on some music and cracks the window to let the rainy breeze pour in. 

the girl hums along gently to the music as she stands in front of her mirror and begins to strip her clothes off. she admires her physique as the alcohol begins to quickly initiate a pleasant buzz. 

the girl leaves her bra and underwear on, admiring the delicate lace that adorned the curvature of her body. her eyes fall onto the candles on her dresser, deciding that a hot bubble bath would help melt the day away. so she takes another sip and walks to the bathroom, continuing to hum the song that reverberates through the speaker. she sways her hips to the music as she walks, even adding a little twirl to help lighten her mood. 

as she goes to grab the bathroom’s knob to twist, it begins to turn on its own, the sudden realization making her heart drop to her stomach all too late. 

the door swings open and the girl finds herself face to face with a shirtless carmen, hair wet and skin dewy with water droplets.

she stumbles back slightly and his strong hands grab the sides of her arms. out of instinct she places her free hand on his chest, the drink she holds splashes a few drops out onto her hand. she steadies herself, cheeks flushing. 

“fuck, carm, i- i’m sorry, i didn’t know you were…” she trails off with a deep breath, her eyes darting down his chiseled chest, to his abdomen, to the deep cut v of his pelvis, down to the tuft of dark hair peaking out from beneath the edge of the towel. 

well, that answered one of her questions.

the girl tears her eyes away from the arousing sight, bringing them up to meet his own. she watches as his own eyes drag down her scantily clad form, hearing him deeply exhale before bringing his eyes back up to meet hers. 

his blue gaze had a dark glint as he intensely stared down at her, his lips slightly parted, brows furrowed, as if he couldn’t fully rationalize the predicament they were in. 

she could smell the fresh scent of his body wash, the sharp cleanness of his deodorant. it makes her lean closer unintentionally, eyes droop slightly and lips part as she feels her body heat up. 

he was incredibly firm underneath her fingertips, sturdy and strong, and still a bit damp from his shower. she would’ve kept touching him too, but his hands fall from her arms, taking a small step back, snapping his eyes shut tightly and rubbing his forehead with his hand. 

“shit, i-uh, i’m sorry,” he forces out in a strangled voice, eyes glancing towards the ceiling as if to avoid the temptation that stood in front of him. 

“n-no, my fault, really. i-… i didn’t realize you were home yet,” she forces out, feeling the flush of embarrassment from her cheeks, crossing her arms over her chest to provide some modesty. she leans against the door frame.

“i was gonna take a hot bath. rough day,” she elaborates as a bit of an afterthought. he deeply inhales and his eyes trail back down to her before noticing the glass she was holding. 

“yeah?” he asks, “what are y’drinking?” he nudges his head forward, gesturing to the cup.

her eyes dart down to the glass, droplets of condensation cool against her fingers. 

“um… moscow mule,” she confesses softly, small smile creeping onto her lips, “wanna try?” she offers. 

he gives her a grin, reaching out for the drink. she tries to ignore how his fingers brush over her own. 

carmen brings the glass to his lips and takes a decently long sip, eyebrows furrowing as the bitterness graces his tongue, swallowing harshly. 

“shit, that’s strong,” smile on his face as he coughs lightly. she bursts out into giggles, throwing her head back. 

“it was on accident,” she fibs. 

he raises his eyebrow at this, which makes her laugh harder. he feels himself grin at the sight, not sure he’s ever seen her smile so big. it’s pretty, he thinks. really fuckin’ pretty. 

“it’s good, though,” he praises, handing it back. 

“want one?” she questions, leaning forward a bit, glass coming back up to press to her lips. carmy fixates on the sight for a moment, on her supple and sweet looking lips, before lightly clearing his throat. 

“yeah, i’d, uh… i’d love one.”

the girl flashes him another sweet smile, turning on her heel and walking out of the bathroom. 

“i’ll meet you downstairs then,” she chimes. as she leaves, carmen slides his eyes down her form, admiring her toned back and tracing down the alluring indentation of her spine. his gaze very quickly falls to her ass, clad in a cheeky cut of lace, watching as it slightly bounces in tandem with her steps. his breath catches, feeling himself harden beneath his towel, face heating as a throbbing sensation begins to come on.

he begins to follow her, finding himself so distracted by the sight that he almost follows her all the way into her bedroom, only snapping out of it when he sees her start to unclip her bra. 

he abruptly stops and turns to walk to his own room, taking a few deep, slow breaths once he gets. there. his hands come to rest on his hips, gazing down at the tented cloth of the towel before walking to his dresser to grab a large black t-shirt and some gray sweatpants. as he slides into them, he checks in the mirror to make sure the shirt hung over his hips to cover his very apparent arousal. 

he makes his way downstairs, hearing soft music play from the kitchen. a song with guitar. pretty, but sounded kind of sad. 

his roommate stands at the kitchen island, garnishing his finished drink with a few mint leaves. she wears a silky bathrobe, her hair clipped up messily. she smiles up at him as he came to the counter, ice clinking against the cold copper mug as she hands it to him. 

“you didn’t make yours in copper?” he asks after giving a soft thanks.

“i’m not an award winning chef,” she rebuts, “i wanted to make sure it was up to your standards,” a slight smile on her lips as she teases him. 

he grins, giving a small roll of his eyes before bringing the drink up for a sip. his eyes widen. 

“shit. this- this is good,” he compliments sincerely, taking another drink. 

“thank you, chef,” she beams. he gives her a smile and a nod, trying to ignore how much he enjoyed hearing the name come from her. 

“by the way,” she continues, “you act very humble, but i think it's really impressive for you to own a restaurant so young.” 

he sets his cup down on the granite. her compliment makes his ears feel warm. 

“it’s, uh…. thank you. we’re still trying to find our rhythm, y’know? but it’s coming together. slowly,” he underplays. the girl nods, taking another sip of her drink. 

“did you always know you wanted to be a chef?” she inquires, leaning over the countertop onto her forearms. carmen had trouble processing her question, too distracted by the view provided from the low-hanging fabric of her loosely tied robe. 

she notices his eyes wander and her skin heats under his gaze. she pushes her chest out slightly, having little clue why she was entertaining this crush of hers.

“sorry, what?” his reply comes a bit delayed. she gives a soft giggle.

“did you always want to be a chef? or did someone inspire you?” she notices the way his face drops ever so slightly. 

“i, uh… i’ve wanted to be a chef for a long time. and uh, i think my brother probably had a big part in inspiring me,” he pauses, and she nods. 

“that’s sweet,” a smile on her face, “only the truly inspired go on to own a restaurant.”

“yeah, he uh…he actually left his restaurant to me. used to be a sandwich shop. my dad owned it, then…left it to mikey.” his eyes drift to the skin of her neck, landing on a dainty necklace. 

“are you two close?” she asks, heat from her hands causing the ice of her drink to melt and shift, clinking against the glass. 

he pauses again, unsure of how to approach this, his glazed eyes giving him away a bit. she breaks the silence. 

“i’m sorry, i don’t mean to pry-”

“-no, no, it’s…it’s fine,” he interjects, “mikey actually…he died two years ago. he, uh… he killed himself.” his tone softened.  

carmy wasn’t sure why he was opening up so much, revealing far more than he usually did when people asked questions about mikey. when he met her eyes again, she had a sorrowful look on her face. 

“fuck, carm, that’s-… i’m so sorry for your loss,” she tells him with genuinity. 

“it, uh….” he goes to brush it off like he usually does, but he can’t bring himself to do it as he looks into her eyes. he swallows. 

“thank you.” he says sincerely, giving a small nod. his throat begins to burn, and he looks away. 

he had to break the news to plenty of people before this, so he wasn’t sure why this time felt so different. but it did. 

“he’d be really proud of you, you know,” she tells him after a moment, “you’re doing a good fuckin’ job.” 

carmen meets her eyes again when she says this, and just stares at her for a moment. his chest flutters at the praise, and his slow manual breaths do nothing to stop the heavy pounding of his heart. 

“i, uh,” he rasps, swallowing before continuing, “thank you. i appreciate it,” he says, “really.” 

the girl gives him a sweet smile and nods before coming to stand up straight. she sinches the string of her robe around her waist. 

“i think i’m gonna go take my bath now.”

“enjoy,” he tells her, small smile on his face. she moves around the edge of the counter, sweetly running her hand over his arm as she walks away. 

carmen knows this is just a friendly gesture, yet he still feels goosebumps rise on his skin following her touch. he hears her humming softly as she walks up the stairs.

-

there was nothing that a hot bath wouldn’t fix. especially coupled with some extensive self care, it would prove to be a form of therapy to the girl time and time again. she feels entirely satisfied, except for the fact that the final product that would seal the night in has gone missing. 

on the walk to her room, she glances at carmen’s wide open door. his light was off, but she could hear quiet music coming from the room. 

she approached, softly knocking on the door frame.

“hey carm, have you seen a little black container anywhere? it’s my lip mask” she leans against the opening, and takes a minute to admire the way he reclines on the bed, arms behind his head, black shirt laying on the floor.

he turns his head, taking in the image of her glowy skin, gracefully illuminated by the light of the hallway, loosely covered by the same silky, short bathrobe. 

“yeah, i uh, think i saw it in the downstairs bathroom,” he offers. 

she takes a small step into the room, turning her head to the small TV on his dresser. she watches for a minute before gasping. 

“no way,” she lets out a small laugh, “this used to be one of my favorite movies growing up.”

“for real?” he smiles. 

“hell yeah. you have good taste carmy.”

he scans his eyes over her form as she watches the screen. 

“yeah, i guess i do.”

she brings her gaze back to meet his, tilting her head. carmen felt emboldened by the double-shot drink she fixed him, keeping his eyes locked with hers. 

“wanna watch with me?” he invites. 

she smiles, pausing for a moment, bringing her finger to her lips as if she was deliberating. he finds this endearing, and enthusiastically watches as she saunters to his bed and crawls on. 

carmy sits up onto his forearms, head resting back against the headboard, shifting to make room for her to scoot in next to him. and she does, sitting upright with her knees to her chest, closer than he thought she would’ve, side of her thigh resting against his arm. she smells incredible, and carmen feels an overwhelming, almost primal magnetism towards the girl.

his eyes are fixated on the screen, but he doesn’t register the movie at all. all he can focus on is the smell of her and the warmth of her body pressed against his. 

about 30 minutes into their shared viewing, the girl releases a big yawn, shuffling down to rest her head on the stacked pillows, continuing to watch the movie but feeling her eyes grow heavier by the minute. carmen’s bed was comfy, and she could help but fall into a light slumber.

he doesn’t even notice until he softly laughs at one of the scenes, and she stays silent, soundly dozing. in that moment he’s graced with the rare opportunity to lovingly study her face. his eyes trail over her eyebrows, her cheeks, rosy from her bath, some soft freckles scattered about. he studies the slope of her nose and plush of her lips, then folds his arms behind his head and goes back to watching the movie, his own eyes feeling a bit heavy. 

carmen feels the girl shift, assuming she was waking up. instead, she slings an arm over him, face nuzzling into his chest. when he surprisedly turns to face her, he finds her eyes still shut. every bit of focus he had accumulated prior vanished, now only being able to feel the hammering in his chest, the warmth of her body against his—the way her hand splays across his bare skin. 

he just focuses on his breathing. 

not much more time had passed before she snuggles even closer, hoisting a leg up over him. he stays completely still as to not disturb her sleep, even though his arms pinned behind his head were beginning to feel like static.

the man silently marvels at how well she fit against him, slowly shutting his eyes as he feels her nuzzle her face further into him. 

carmy begins to doze off, noise from the movie droning in the background, darkness of the room enveloping the two. 

they stay that way for another hour, peace only broken at the shrill of carmen’s ringtone that pierces through the silence. 

he feels her startle, grabbing on to him a bit tighter. his arm instinctively comes to wrap around her, hand resting on her back as he reaches over to grab his phone on the nightstand. he mentally curses the unknown caller as he declines the call, noting by his phone clock how late it had gotten. 

he hears the girl let out a groan, still draped over him, readjusting her head to lay on his shoulder, breath tickling his neck. 

he kept silent and didn’t move. 

“m’sorry,” she mumbles, realizing their predicament, “you should’ve pushed me off of you,” her voice drowsy. 

“i fell asleep too,” he justifies, “got too comfortable.”

she lets out a hum of agreement.

“yeah,” scooting closer so that her face almost presses into his neck, “you are really comfortable.” 

its difficult for carmen to keep his composure, jaw tightening as she moves closer. he feels her smooth her hand over his bare chest and splay it over his sternum. he had no idea what was happening, but he knows he’s never wanted anything more than for her to keep touching him. 

“your heart is beating so fast,” she softly observes, drowsily shutting her eyes again. 

he clears his throat. 

“the phone scared me,” a fib.

he feels her smile against his neck, and they stay laying like that in silence for another few minutes. carmen slowly regains control over his breathing, repeating to himself do not get turned on, shutting his eyes tightly. 

after a moment, he feels her soft lips creep against his neck, and then she presses a small kiss into the skin. it feels as if a spark shoots down his spine, tingling throughout his body. 

the man quickly rationalizes the situation, thinking she must have done it on accident. then she does it again, this time higher up his neck and closer to his ear. it was a longer kiss, distinct, and then he feels the warmth of her breath again. 

carmen shifts, craning his neck downwards to look at her. she meets his eyes, and he sees the mischievous glint he was so endeared with from when they met. 

his arm is still around the girl, her hand still caressing his chest. she moves it down slowly, fingertips smoothing along his skin to touch his abdomen. she doesn’t say anything, just keeps touching him, feeling the firmness of his body.

her pointer finger traces lower, dragging over the deep cut of his v-line, stopping when she hits the waistband of his sweatpants. he audibly exhales at this. 

she can see the wanting in his eyes from the dim light of the hallway, 

she knows she should stop herself. but between the smell of his skin and the tingling within her core, she felt as if she physically couldn’t stop. she was coming onto the one man she told herself she couldn’t have, yet her body felt so hot. and he was so….

the girl moves closer to him, their faces mere inches apart. 

the pair are completely silent as carmen examines her face, watching as she bites her lip. without trying to stop himself, he reaches up, thumb coming to pull her lip from between her teeth. he runs the pad of his thumb over her bottom lip, pushing it to the side a bit, pulling it down a bit, testing how soft and pliant she was beneath him. 

she exhales, and her fingers slide ever so slightly under the waistline of his sweats. she can feel curls of his pubic hair, giving her a hot, pulsing sensation within her core. the small bathrobe seems to suddenly feel constricting.

carmen sharply exhales through his nose as he feels her fingers creep beneath. he slides his hand over her cheek to grip her face tightly as a warning. the girl meets his eyes, noticing how dark they had become. she can’t help her gaze falling down to his plush lips, staring at them for longer than she should before looking back up to him with heavy eyelids. 

if carmen had more sense, he would pull away and turn on the light. maybe ask her to go back to her own room. but he didn’t, so instead he leans in, just far enough so his lips lightly ghosted over hers—just far enough to let her decide. he was trying to control himself. if it were up to him in that moment, he would grab her, tear off the skimpy bathrobe, and take her for himself. 

but he wanted to be more of a gentleman than that. 

she lets out a soft gasp at the proximity, able to feel the heat from his face.

he’s so close, she thinks, smells so good. 

she throws caution to the wind and decides she wants this. 

badly. 

the girl leans in and presses a slow, soft kiss to his lips. this ignites something in her, and even though she told herself to pull away after the first kiss and refrain from letting this go too far, she gets a taste of him and immediately craves more. 

carmen enthusiastically reciprocates the kiss, hand gripping her face tighter and pulling her closer. they stay gentle at first, slow. but then she whimpers into his mouth at the sensation and it spurs him on, finding himself entirely too worked up from just kissing. 

the kisses became a bit firmer, hungrier, messier, and carmy slips his tongue into her mouth. the room feels too hot all of the sudden, ferocity of the kiss growing—their teeth bump. 

he pulls away from the kiss, lips still ghosting hers. 

“we should, uh” he rasps, interrupted by the girls continued eager kisses, “we should stop.” 

she pauses and nods. 

“yeah,” biting at her lip, “yeah, you’re right.” 

carmen contradicts himself and captures her lips again, telling himself that it’s to cherish the feeling before stopping. the girl moans into the kiss, and he deepens it again. 

so much for stopping. 

her hand slips further into his sweatpants, and she wraps her fingers around his erection. he releases a low, throaty groan, and slides his hand down to grasp the side of her neck, thumb across her throat. 

she leans into his touch, beginning to gently stroke the length of him, fingers loosely grasping. 

he was thick from what she could feel, and long enough to make the motion feel cramped within the confines of his sweatpants. 

their kisses increase in ferocity and she grips him tighter. he softly bites her lip, and she lets out a hum. 

“fucking touch me already, carm,” her demand comes breathily, body growing increasingly hot. 

“yeah?” another kiss. she squeezes her fingers around him. 

“mmhm,” she breathes, growing impatient. his hand shifts to wrap around the front of her throat, fingers lightly pressing into her.

“ask nicer,” he demands, voice low. 

she feels a hitch in her breathing, surprised by the tingle his words sent through her. 

never before having to ask twice, she lets out a frustrated groan and takes her hand out of his pants. she pulls the front of her loose robe open, exposing her bare chest. 

“fuck,” he groans, eyes graciously raking down her form, able to make out the curve of her breasts in the low light of the room. 

“touch. me.” she whines, too proud to beg for him. 

his hand falls from her neck, fingertips teasing down her sternum. she lets out a breath of relief too soon—feeling him lightly ghost over her perked nipple and trace down her ribs. 

“carm,” she complains. he ignores her, coming to kiss her neck instead. her scent was intoxicating, and he feels himself physically strain to keep from giving her what she wanted, finding similar pleasure in the knowledge that she was growing increasingly desperate for him. 

his hand continues its trail downwards, pushing her bathrobe the rest of the way open. he slides his fingers down her stomach slowly, cherishing the softness of her skin, sliding to grasp her hip, rubbing his thumb along the curve of her pelvis. the minute he saw her he swore to himself he would take his time with her, and that he did. 

she lets out a huff and grabs his hand, trying to pull him towards where she wants him. he only tightens his grip on her hipbone. 

“hey,” he scolds sternly into her neck, biting her softly, “be fuckin’ good.”

she gasps at his bite, arching her back for more. 

“then give me what i want,” she pleads, hand gripping onto his arm. she feels him gently smile into her skin. 

“yeah?” he keeps kissing her neck, “what do you want, pretty girl?”

she feels a tingling at the name, fingers dragging up his arm, gripping onto the muscle of his bicep. 

“i want you to fuc-” the same shrill ringtone blares into the silence, simultaneously vibrating the nightstand. the two jump, the girl pulling her hand away from carmy as if he were hot. his fingers grip her hard enough to bruise, before pulling away and coming to rub over his forehead, jaw tightly clenched.  

as the girl recovers herself with her bathrobe, he angrily grabs his phone and answers. 

“what?” he barks into the line. she sits up and smooths her fingers through her hair, dangling her legs over the bed. 

maybe it was a sign that they were interrupted, she thinks, suddenly bashful about the entire situation, heat of her skin relentlessly burning. 

“fuck,” he curses into the phone, “how bad is it?” eyes glancing over to the girl sitting on his bed, rubbing a hand over his face. 

“alright. yeah, i’ll be there in 20,” he begrudgingly says before hanging up the phone. she looks at him questioningly. 

“there was, uh, a fuckin’ leak in one of the pipes. part of the kitchen is flooding.”

“yeah,” she nods, effectively hiding her disappointment, “you should definitely go take care of that,” standing up and turning to walk out. 

he calls her name and she stops, turning back expectantly. 

“we’ll, uh,” he meets her eyes, “we’ll talk tomorrow, yeah?” 

she puts a small smile on her lips and nods, before turning again and walking to her own room. her heart was still relentlessly beating against her ribcage—skin still hot, still wound so tightly. 

it was a stupid idea to entertain, and she’s glad it didn’t happen. 

at least she repeats that to herself over and over again hoping it’ll start to feel true. 

carmen lets out a labored exhale, gaze falling down to the throbbing tent in his pants, feeling more wound up now than he ever had. 

he regrets not touching her as soon as he had the opportunity, instead trying to tease her. he just really enjoyed how she got so flustered, impatient—certain that the girl had never experienced having to beg for anything before. 

he wanted more. he knew he shouldn’t, but he really did. 

she was so soft beneath him, and pretty, and desperate. he didn’t expect her to have such an attitude, though, finding himself completely roused from the bite of her interaction. 

carmen turns on the lamp, flooding the room with light and squinting his eyes. he stands up to get dressed, ready to go attend to the early morning disaster in the kitchen. 

as he passes her by room he swears he can hear her softly moaning. 

-

next part

[legalservices-ks]

Lawyer For Landlord And Tenants Dispute Mississauga

KS Legal's Lawyer For Landlord And Tenants Dispute Mississauga Resolve Your Landlord And Tenants Dispute under residential tenancies Act In Mississauga.

[osmanthusoolong]

“The lack of heat was just one of the tenants' many complaints.

Records filed in court by the tenants show that last year, the apartment building's property managers forbade tenants from receiving parcel or food deliveries to their units, sought to evict tenants who refused to take down bird netting protecting their balconies from pigeons and banned Halloween trick-or-treating inside the building. The company also filed eviction notices against 21 tenants who had window-mounted air conditioners, saying the appliances put the building's old electrical wiring at risk of fire.

That November day, the tenants held up cardboard signs and took turns speaking from a megaphone. After about 30 minutes, they dispersed to place flyers on windshields and signposts.

"Tenants will not be pushed out of their homes," read the flyers they were posting. "Tenants… demand that [landlord] Anne DeMelo put an end to the harassment and do the repairs they have requested."

Two months later, they were all served legal papers.”

…

“Tenants in many Canadian cities can face a litany of hardships in dealing with landlords: renovictions, steep rent increases, maintenance requests that go unheeded. But now some landlords have turned to a new tactic — suing their tenants for defamation when disputes hit the boiling point.”

…

“Anoop Majithia's company, Plan A Real Estate, took over a low-rise residential building in the city's West End in the spring. Many existing tenants were on high alert owing to his reputation: Plan A was once fined $10,000 by the provincial housing ministry for violating a law 152 times, was found to have acted in bad faith in trying to evict a tenant and has faced more than one accusation of posting photos in rental ads that don't match the apartments tenants end up getting.”

I wonder, do the landlords realize that this response from tenants is in fact the peaceful negotiation that they’ve forced?

No matter, landlords are scum.

@allthecanadianpolitics

[anza-langblr]

部屋探し｜Apartment Hunting

Let me share with you my current struggles on finding a place to stay in Japan with this long vocabulary list!

住宅（じゅうたく）housing, residential building

住宅街（じゅうたくがい）residential area

最寄り駅（もよりえき）nearest train station

共同住宅（きょうどうじゅうたく）residential complex, apartment house

不動産屋（ふどうさんや）real estate agent

物件（ぶっけん）object, property (real estate)

ネット上（じょう）on the internet

掲載する（けいさい）post, insert (advertisement)

家賃（やちん）rent

共益費（きょうえきひ）common fee, utility fee

加算する（かさん）add

月額（げつがく）monthly amount

初期費用（しょきひよう）initial costs

入居する（にゅうきょ）move into

翌月（よくげつ）next month

翌月分（よくげつぶん）next month's rent

礼金（れいきん）key money (fee paid for rental rights)

敷金（しききん）deposit

保証金（ほしょうきん）deposit

清掃費（せいそうひ）cleaning fee

火災保険料（かさいほけんりょう）fire insurance fee

内見（ないけん）viewing

賃貸（ちんたい）lease, rent

賃貸借契約（ちんたいしゃけいやく）rental contract

借り主（かりぬし）debtor, tenant

貸主（かしぬし）lender, landlord

大家さん（おおや）landlord

一時に（いちどき）at once

滞納（たいのう）falling behind (with a payment)

Moving into a Japanese property comes with high initial costs which can be broken down into numerous different fees. Unfortunately, share houses are not necessarily fully excluded from this, but it really depends on the company. I'm glad that I could take some time to work and save up money before going to Japan. The first month will be very expensive.

[ingek73]

Dispatches documentary reveals shocking state of Duchy of Cornwall properties

ByNick SommerladInvestigations Editor

16:00, 2 Nov 2024

Scores of rental properties owned by Prince William fail to meet the minimum legal energy efficiency standards for landlords, we can reveal.

We found some of his tenants are at risk of fuel poverty, living in hard to heat homes that are riddled with damp and black mould. Our investigation with Channel 4 Dispatches has found that as many as one in seven of William’s inherited Duchy of Cornwall’s residential rental properties have the lowest Energy Performance Certificate ratings of F or G.

It comes as the taxpayer is funding a £369m renovation of Buckingham Palace and Prince William launches his campaign against homelessness and for “everyone having a right to a safe and stable home”. One tenant said: “The slick PR will stick in the throat of many tenants. He should start by bringing the homes he already owns up to modern standards.”

Claire Williams meeting William's father, King Charles

Tenant Claire Williams was evicted last week over rent arrears ( Image: MIKE ALSFORD/MWP)

The Duchy has more than 600 rental properties and over a 15-month investigation we identified nearly 500 of them. We found 50 Duchy properties rated F and 20 rated G, including six properties with the lowest EPC score of one point out of 100.

We spoke to a number of tenants on condition of anonymity who are living in cold, poorly insulated homes, often without central heating and many relying on the most expensive solid fuels for heat. It has been illegal since 2020 for landlords to rent out properties that are rated below an E under the Minimum Energy Efficiency Standards regulations without a valid exemption.

Since the new rules, Prince William and the previous Duke of Cornwall King Charles III have between them received £91m in profits from the Duchy. One tenant with no central heating spends hundreds of pounds a month on coal and wood to heat just two rooms in his house.

He told us: “It gets miserably cold especially in the winter, you can see through the roof. I can only heat two rooms in my home using a wood burner and a coal fire, and the landlord told me that my rent was going to be put up considerably if they put in radiators."

Claire's home is filled with damp and mould ( Image: MIKE ALSFORD/MWP)

He claimed: "There is mould appearing on soft furnishings and clothes because the air is so cold and damp. To make my property efficient it needs to be insulated but they won't do that because of the cost. But you don't want to say anything against your landlord for fear of eviction. There could be consequences.”

Another elderly tenant with no central heating and just one fireplace for warmth was under a blanket when we visited his home in early September. A third told us: “The house is freezing. We were told that it is uninhabitable. When the wind blows the curtains start swinging. There’s no heating upstairs at all.

“I asked about double glazing and they said Prince Charles doesn’t like it. Well he doesn’t have to live here.” A fourth said: “The house is cold and it is a struggle but there is nowhere else to live here. They are not good landlords.”

One Duchy tenant who let us take photos of her home is Claire Williams, 53, who was evicted last week over rent arrears – which she disputes. She says she wasn’t told when an energy assessor found her former farmhouse outside Exeter was rated F in 2015. But she says she has struggled with cold and damp since she moved in more than 20 years ago.

Parts of the house which are below the ground level feel wet to the touch and are covered in black mould that Claire says she has never been able to stop growing back. She said: “As much as I tried to cover it up with mould sealer it just comes back.

Some tenants have spoken of their poor living conditions ( Image: MIKE ALSFORD/MWP)

Prince William and King Charles at the Army Aviation Centre in Stockbridge, Hampshire, in May ( Image: Getty Images)

“Any wallpapering or any painting I do, after a couple of months it just peels off. I've complained about it for 21 years. The repaint was done about a week before I moved in so you couldn't see it.”

Claire says the house has become increasingly expensive to heat: “I have to heat the house where all the heat is going out windows. I have to pay an awful lot for oil. It is just so expensive when you know you are paying all this money into a property and it's heating outside.”

She used to pay £430 to fill her 3,000 litre oil tank, but it now costs £600 for just 500 litres that last only three months. "I can never afford to fill my tank," Claire added. She said she only found out about the poor EPC rating when she was asked to leave: “When I got my eviction letter, I phoned Citizens Advice.

“They checked it out on the internet and said 'It's an F, you shouldn't be living there. You shouldn't be paying to live there and it's illegal to let that property out'. I think the Duchy are saying that I've lived here too long. You can live in conditions that are dreadful because I have lived here too long.

“They don't seem to have any consideration for the people that have lived in their houses for a length of time. They try to save money on people's lives to gain money for themselves." After the Duchy began eviction proceedings against Claire, inspectors from Mid-Devon Council visited her home and served the Duchy of Cornwall with a "hazards awareness notice" over the conditions. They found "damp and mould growth" and "excess cold" throughout the property.

The conditions inside another Duchy of Cornwall property

The Duchy of Cornwall would not comment on Claire’s EPC but said it was a “responsible and compassionate Landlord” and only evicts tenants “in rare circumstances where all other alternatives have been exhausted”. A Duchy of Cornwall spokesperson said: “We are a responsible Landlord committed to continuous improvement of its properties. We work closely with our tenants to actively address energy efficiency of properties across our portfolio while minimising the impact on residents.

"The Duchy of Cornwall is a private estate with a commercial imperative which we achieve alongside our commitment to restoring the natural environment and generating positive social impact for our communities. Prince William became Duke of Cornwall in September 2022 and since then has committed to an expansive transformation of the Duchy.

“This includes a significant investment to make the estate net zero by the end of 2032, as well as establishing targeted mental health support for our tenants and working with local partners to help tackle homelessness in Cornwall.” We showed our dossier of evidence to EPC expert Andrew Parkin, director of Elmhurst Energy and chair of the trade body Property Energy Professionals Association, who said: “That does surprise me.

“I would kind of expect to see a very small landlord here as somebody who doesn’t really understand the regulations. Every landlord has a responsibility for the buildings that they own and the tenants that are in those buildings.

“The vast majority of people agree that we have to improve our building stock, not just for the people who live in those buildings, but also for the planet and for reducing our impact on the planet.” He examined a handful of EPCs from the Duchy’s rentals and said about one: “Well, this is the worst performing kind of property. It is more likely to be a cold, draughty, hard to heat property. It certainly will be expensive to heat the property … the rating is is very, very low indeed.

Some of William's tenants are at risk of fuel poverty

About another, he said: “It has also got solid fuel heating and solid fuel room heaters, which is a very inefficient and very expensive way of heating a property. A lot of carbon emitted almost twice the amount on that one was twice the amount of the typical house.

“Because they're using something expensive like wood and electricity, the fuel bills are very, very high indeed. In terms of carbon emissions, this is a very polluting property.” Shown photos of one property, he said: “Wherever you've got large gaps and cracks within the structure of the building, you're going to get draughts … I would expect that property to be pretty cold to live in.”

He added: “With these EPCs that I've seen today, it's quite clear to me that they shouldn't be rented out until they comply with either the minimum energy efficiency standards or they have a valid exemption on the exemptions register.” None of the 70 properties with F and G ratings had exemptions in place but we understand the Duchy considers that the rules do not apply to properties where the same tenant has lived there for many years and the EPC was done “voluntarily”.

Breaches of the MEES regulations can be penalised with fines of up to £5,000 per property. Our investigation with Channel 4’s Dispatches raises serious questions over the environmental record of the Duchy, which is owned by the heir to the throne.

The Duchy of Cornwall website states that the “Dukes of Cornwall have traditionally managed their own estates … Over the last few years, HRH Prince William, the current Prince of Wales, has worked with his father managing the estate and has now taken over full responsibility for the estate leadership.”

King Charles III, who owned the Duchy until September 2022, is a longstanding champion of environmental issues, while Prince William launched the Earthshot Prize in 2020 "to search for and scale the most innovative solutions to the world ’s greatest environmental challenges". Since the new rules came into force on EPC, Charles and William have between them received £91m in profits from the Duchy.

Claire's home in Devon ( Image: MIKE ALSFORD/MWP)

There are a series of “exemptions” from the MEES regulations available to landlords. Our research shows the Duchy has applied just 10 times for exemptions and the most common reason, used four times, was that the work would cost more than £3,500 to complete.

Campaigner Jonathan Bean, a spokesperson for Fuel Poverty Action, said: "It's a disgrace that a billion pound royal estate appears to be acting like a rogue landlord. And getting away with it. King Charles and Prince William have profited from renting out property that fails to meet even basic standards.

“These low standards cause misery by making heating unaffordable, leading to major health risks from cold and mould. F and G rated homes can cost three times more to heat, which is unaffordable for those on lower incomes.

"Renters are scared to complain about grim conditions, for fear of being evicted or subjected to rent increases. People are forced to suffer in silence. This royal mess demonstrates the fundamental power imbalance at the heart of this country’s broken housing system. Tenants may have rights in law, but in reality they are at the mercy of their landlords.

"We hope this investigation will spark the urgent action needed by Government to force the Duchy and other landlords to actually meet basic standards, and end the misery of people stuck in cold, damp and mouldy rental homes." Definitions of fuel poverty vary. One measure is a household that spends more then 10% of its income on heating - another refers to poorer household with an EPC rating below D.

In 2020, the year the rules on not renting properties below an E came into force, the Government found that 4.4% of rental properties were “non-compliant”. The latest from the Office of National Statistics found that just over 1.5% of rental properties are an F or a G but these include those with an exemption in place. In comparison, 14% of the Duchy rentals we found were rated F or G - nearly ten times higher.

Are you living in an inadequate royal property? Email nick.sommerlad@mirror.co.uk.

The King, the Prince & Their Secret Millions: Dispatches’ on Channel 4, 8.10pm and afterwards on channel4.com.

[lawofficeofryansshipp]

Understanding Florida Statute 723.002: A Guide for Mobile Home Park Owners

Understanding Florida Statute 723.002 As a Florida mobile home park owner or property manager of a mobile home park, you’re likely familiar with the complexities of managing tenancies. One of the most important laws you need to understand is Florida Statute 723.002, which governs the application of Chapter 723, Florida’s law on Mobile Home Lot Tenancies. This statute outlines when Chapter 723…

[softwarerentaaa]

Reasons to Choose Property Rental Management Software in 2024

Nowadays, property rental management software has become an essential tool for landlords and property managers. Property rental software simplifies day-to-day operations like property listing, marketing, tenant onboarding, rent collection, Inspection, and maintenance tracking. Rental software streamlines processes reduces human errors, and enhances tenant satisfaction through easy communication and faster service. Automated systems save time, allowing property managers to focus on expanding their portfolios. With features like online payments, lease management, and real-time analytics, it’s a comprehensive solution to manage residential and commercial property rental operations efficiently.

What is property management software?

Property and tenant management software is a digital tool designed to simplify the management of residential and commercial property rentals. Rental software provides solutions for various tasks, including tenant onboarding, rent collection, lease tracking, and maintenance management. The software automates administrative tasks, helping landlords and property managers reduce manual work and enhance operational efficiency. Available as both cloud-based and desktop platforms, property rental software allows users to manage multiple properties from one centralized system, offering features catering to residential and commercial rental properties.

How Property Management Software Aids Commercial & Residential Rentals?

Property rental management software provides a unified rental management platform for managing both commercial and residential properties. In commercial rentals, it aid with complex lease agreements, maintenance tracking, and tenant communication. The rental management software helps landlords automate processes, making it easier to manage multiple tenants and properties from a single dashboard.

In residential rentals, the property rental software simplifies daily tasks like tenant applications, rent collection, and maintenance requests. With an intuitive interface, landlords can keep track of lease renewals, late payments, and tenant feedback, improving tenant retention and property management efficiency.

Key Considerations When Choosing Property Management Software

When selecting long-term and short-term property management software for residential and commercial properties it's essential to consider a few key factors. First, evaluate the software's ease of use and whether its features suit your specific property type, whether residential or commercial. Scalability is crucial, especially if you manage a growing portfolio. Integration capabilities with other tools like accounting software and payment gateways can streamline operations. Lastly, ensure that the software offers strong security measures to protect sensitive tenant data and financial transactions.

Features to consider when selecting rental or tenant management software

Tenant Onboarding: Simplified processes for tenant applications, background checks, and lease agreements streamline tenant acquisition and save time.

Online Payments: Secure, automated rent collection with built-in late fee enforcement and payment tracking makes transactions smooth and efficient.

Maintenance Requests: Tenants can easily submit repair requests and track progress through a centralized portal, improving service response.

Document Management: Both landlords and tenants have easy access to essential documents like leases and notices, all stored in one place.

Communication Tools: Built-in messaging allows landlords and tenants to communicate directly through the platform for faster responses.

Tenant Screening: Provides comprehensive tools for background and credit checks, ensuring tenants meet all criteria before lease approval.

Reporting & Analytics: Offers insights into rental income, tenant turnover, and occupancy rates to help landlords make data-driven decisions.

Mobile and Desktop Access: A platform that’s accessible on both mobile and desktop devices allows landlords to manage properties on the go.

How do you choose Property Rental Management Software in 2024?

When selecting property rental management software, prioritize user-friendliness to ensure an intuitive experience. Look for scalable solutions that grow with your business, and opt for rental software that integrates with accounting or CRM systems. Full mobile access and strong security features are essential for managing data and tenants securely.

For optimal performance, scalability, and ease of use, we recommend RentAAA, a robust property rental management software. It offers essential features for managing residential, commercial, and short-term rentals. Plus, it's available for a free trial with no credit card required!

[alltimefail-sims]

Vacous Green Court is one of the older suburban areas in the Valley offering a variety of affordable rental options for everyone from the average joe to the aspiring starlet. We can't confirm if the rumors about a young, pre-fame Brytani Cho living on the property are true, but we can confirm that the landlord has a wonderful relationship with the local fire department and a poor relationship with the fuse boxes. That said: fire extinguishers can be provided for units upon request.

The goal of this build was for it to feel like an elevated EA build that fits into the surrounding world and prioritizes function for gameplay. I hope you guys enjoy!

INFORMATION & DOWNLOAD BELOW ↓

Packs I Used:

This lot is completely CC Free! It's listed as a "Residential Rental" with 6 available units for your sim to choose from that come in varying sizes. If you're going to be the landlord, I'd personally recommend living in the 1 BR home. Every building is basically a shell to keep with the realism of being a rental which your sims would furnish themselves. Additionally, nearly every gameplay object was placed without the Move Objects On cheat, so you shouldn't have any issues!

Finally, I do have one CC recommendation for this build to make the garage in the back more functional: Landgraab Self Storage Garage Doors by @ravasheencc. As of right now only the 1st and 4th units are accessible, but with these functional garage doors you could make all 4 of them accessible storage units that you could assign to tenants. Not necessary at all, but it crossed my mind as I was building and though it would elevate the playability of the lot!

TOU: All I ask is that 1. you do not reupload and claim the build as your own (yes, even if you tweak it a little…) and 2. you tag me if you use it! I would love to see this in other people’s games and saves, that’s why I’m sharing it! ❤️

Additional screenshots are on my Patreon post. Let me know if there are any in-game issues!

DL: Patreon (always free)

+ @pancakesrealty, @publicvanillabuilds

[thesims4blogger]

The Sims 4: New Game Patch (April 16th, 2024)

EA is releasing a new game update for The Sims 4 ahead of the release of the two upcoming kits, Urban Homage and Party Essentials.

The Sims Direct Communication shared a tweet that the patch will resolve the issue with an error message that is being shown to some players. See it below.

If you have auto updates enabled in Origin’s “Application Settings”, the game will auto-update once you open Origin. If you have auto-updates disabled, you will need to manually update by clicking the game in your library.

To ensure your game is up to date, check the game version found in Documents > EA > The Sims 4 > GameVersion.txt. Your game should now read: PC: 1.106.148.1030  / Mac: 1.106.148.1230 / Console: 1.91

Sul Sul Simmers!

In just a few days, you can get your hands on a fresh fit to wear to the best party on the block. The fun doesn’t stop there; we’ve also

The Sims Team

Bug Fixes

Base Game

Plants that are alive and well will no longer emit green “stink clouds” as if they were dead. Translations related to this fix will be available in the next release!

After enforcing regulations with the Landgraab Power Company, power on a Sim’s lot will no longer be unexpectedly shut off when bills are paid in full.

What an identity crisis! Simmers playing in any language besides English will no longer see the First and Last Name panel blank in CAS for Sims that have selected pronouns.

Um, wasn’t this supposed to be a group activity? When doing Group Cooking, all Sims will now participate.

Gallery Server

We have been continually reviewing your Gallery profanity reports, which can be submitted through the The Sims 4 Gallery Profanity Filter Feedback survey, and we have been updating the ruleset to allow Simmer freedom while keeping others safe. A couple of highlights include:

Reducing the strictness of how hashtags were handled when listed in specific orders

Maxis-created Sims, even from past Sims games, should no longer be prevented from uploading if you choose to recreate one or more

Eco Lifestyle

We fixed an issue where The Dew Collector was not collecting any water. Now, it will correctly collect water, and the water level will continue to rise.

High School Years

Timestamps are now updated properly on the Social Bunny App. Phew, talk about FOMO!

Horse Ranch

While admirable, Sims will no longer express a desire to level up their Nectar Making skill, when that skill is already maxed out.

Yipee, Horse Riding now helps Sims lose weight!

For Rent

In this economy?! The maximum available rent value will no longer lower after evicting a tenant during a grace period in 11C Sungai Point.

Yikes. Now, this is going to require an audit! Landlords who own a Residential Rental Lot and own a business will no longer have fund transfer issues. Transfers from the business to the household will no longer fail, and money will no longer duplicate household funds when transferring to a business.

Crystal Creations

The shawl sweater from Crystal Creations is now visible when selecting a “Fashion Choice” in CAS filters. Please be advised that wearing this shawl did not grant the power of invisibility.

Realm of Magic

What a conundrum! When aliens abduct Spellcasters, they will now become pregnant and give birth to an alien baby instead of a Sim baby.

Werewolves

Tastes like kibble! After taking the ‘Wolf-B-Gone’ drink, Sims will no longer have a fury glow still showing.

Updated a series of CAS accessories that were originally showing up for werewolves, even though those accessories were not applicable to werewolves.

Grunge Revival

A texture issue with the chipped nails in Grunge Revival has been updated.

Poolside Splash

Textures on one of the tank tops have been updated to remove some texture bleeding.

Castle Estate

Hear ye, hear ye. All Castle Estate Windows have been updated to show up in the correct wall height categories.

The arrow slit window has been updated to show that it can be placed on curved walls.

The “Heraldic Crest of Yore” and the “The Eavesdropping Llama” have been updated to appear in Outdoor Wall Sculptures. Your castle has never looked better!

[pjsk-story-summaries]

The Scars Left Behind, With Time Event Summary

TL;DR: Saito suggests that MORE MORE JUMP! rent a property to conduct idol work out of. It's proven difficult to find a place within their budget that meets their conditions, however. They manage to find a suitable place; however, the landlord has a strict condition: they'll only rent to people with the will and means to achieve their dreams.

Soon after, Saito calls to notify them of a short-notice TV appearance opportunity. Though the appearance is the same day as their interview for the house, they decide to accept. On their way to learn more at the broadcast station, they encounter and old woman who had fallen. Minori offers to stay back and help her while the others go on ahead.

The shoot starts off very well. During the break, Minori goes to the restroom but overhears some audience members express disappointment that the influencer they wanted to see was replaced by MORE MORE JUMP!. Minori tries to not let it get to her. She immediately runs into the old lady from before, who can tell something's wrong. She tells Minori that though the idol industry can feel like it forces performers to plaster on a smile to spread hope, she doesn't have to bury her worries. Minori confides in the old lady, who helps her regain her confidence. Minori vows to do everything she can to spread hope to the audience she has today.

They go to resume shooting; however, 40 minutes in, they realize the camera hadn't been recording. Minori helps restructure and prepare a new segment to record instead. She also decides to get treats for the rest of the audience to enjoy both as a thank you for their patience and a source of interaction for the segment.

Though the filming had ended up being successful in the end, the extended time meant they had to miss their tenant screening interview. However, Saito calls to let them know the landlord agreed to reschedule, much to their surprise. The next day, they go to the house, only to learn the landlord is none other than the old lady. Impressed with the character of the four girls, she decides to let them rent the house.

Fan Translation (source: touyarn) / Song (JUMPIN' OVER) 2DMV / 3DMV

Chapter 1: MORE MORE JUMP! work with a property agent, Kawanishi, to find a base of operations for their idol work, More More House. Saito had recommended it to make practice, streaming, and meeting easier, and now that they've been getting consistent work, it's within their budget. Kawanishi suggested renting a residential house so they'd have access to amenities like a shower and kitchen. Minori fantasizes about a domestic life with Haruka. Minori wants to take the first place, but Airi points out the rent is too high for them. They go over some more options to hammer out conditions before concluding the initial meeting. Minori is excited over the prospect of having a house and a long future of idol work.

Chapter 2: The next week, the four tour some of the properties Kawanishi suggested along with the Virtual Singers (in hiding). However, none of the places matched what they needed. Kawanishi suggests visiting one more special property.

Chapter 3: The group arrive at the special house, a two-family home where the landlord lives on the first floor. They split up to explore. Minori and Miku check out the practice room. Though it's old and scarred, it's well-cared for. Miku points out how each scratch in the floor is a result of everyone who'd lived there before, meaning the place holds the feelings of countless people.

MORE MORE JUMP decide to rent the house. However, Kawanishi warns that the tenant screening process isn't conventional: the landlord is looking for "someone who wants to and can make their dreams come true". That's why the rent is so low for such a nice place. It's a strict requirement, even for them, so there's no guarantee they'd get it. They decide to go through anyways, holding onto hope.

Chapter 4: Though they're all a bit nervous about the screening interview, the Virtual Singers reassure them that the best they can do is speak honestly. Saito calls to ask if they'd be able to fill in for a TV broadcast guest. Though it's the same day of the tenant screening, they should have enough time to do both. Saito asks them to go to the station right away for a briefing.

Road construction delayed their travel, making them almost late. Just before running in, they encounter an old lady who fell on the street and injured her leg. Minori asks the others to go ahead while she helps her. The old lady had wanted to go watch a TV screening where they happened to be heading, so Minori offers to carry her on her back. The old lady thanks her, surprising Minori when she calls her by name.

Chapter 5: The four visit the Virtual Singers to explain the previous day's events in SEKAI. Airi tells them about their upcoming appearance, which will likely be their biggest yet. They have to come up with their own segment on top of all that and the interview, too.

The day of the recording comes. Airi and Minori compete in a fashion contest for another guest, impressing Haruka and Shizuku with their performance. During the break, Minori goes to use the restroom and talk to Miku, who'd been listening to the recording from her pocket. While they walk, however, Minori overhears some audience members discussing their disappointment over MORE MORE JUMP! being the guests instead of the originally slotted influencer. Minori isn't mad, though, since she knows how they feel.

Chapter 6: Minori also runs into the old lady from before. She'd come to watch a different recording that day. The old lady reveals she knows Minori because she'd watched her on TV before. She then asks if Minori's doing ok, since she had looked so sad. Minori denies it. The old lady tells her that though the entertainment industry makes you feel like you have to smile through the pain to spread hope, she doesn't have to hide her feelings from herself. Minori decides to confide in her about her worries of inadequacy. The old lady replies that it's out of her control; no matter who filled the gap, the reaction would have been the same. Minori resolves to put her all into the performance today so she can still deliver her "hope for tomorrow." She thanks the old lady and returns to the show.

The others notice the positive change in Minori and resolve to try even harder with her. After forty minutes of filming, however, it turns out the cameras never started recording

Chapter 7: Re-shooting the previous segment would prove incredibly difficult. Minori suggests trying to introduce souvenirs from the TV station since the travel ones were all used up in the failed segment. The producers decide to go with her idea.

While preparing, the four overhear the audience complain about the extended time. Minori decides to help out and get the souvenirs for the staff members, much to their surprise. The rest of MORE MORE JUMP decide to help out too. Minori also decides to get sweets for the audience as a thank you for waiting so long, and to get their own input for the segment. The others workers are touched by Minori's desire to help and ignore the boundary between "staff" and "performer". All the performers go hand out Minori's sweets, much to their delight.

Chapter 8: The reshoot was a great success! However, the extended time means they're almost certainly going to be late to their tenant screening if they stay to see their guests off. Still, Minori wants to stay. The others agree and stay, too. Meanwhile, the staff discuss how amazing MORE MORE JUMP! handled the situation. One offhand mentions a quote from a once famous idol: "An idol is always an idol, no matter the situation".

Outside, the old lady hangs up a call about someone being late. She hears some of the audience members from the show discuss how Minori and the others helped entertain them during the technical difficulties.

The four walk back, disappointed that they'd probably lost the house. Saito calls to let them know the landlord decided to reschedule their interview. The next day, MORE MORE JUMP! arrive at the house. They greet the landlord, only to learn she's none other than the old lady. Minori apologizes for having to cancel, but the old lady didn't mind. She wants to let them rent the house after all they'd done to help her and the audience, and because of her talk with Minori. Airi feels like she recognizes the landlord, but can't place from where. Minori's excited to have a place to become even closer and chase their dreams together.