Loud Neighbors/Law (cul-de-sac, for sale, apartment)

[Imperial1904]

I live in a duplex which a property management company took over recently. The unit was empty for about 2 months until a little over a week ago. These new neighbors are very loud and bang and slam things throughout the day everyday, I swear it sounds like they're tearing up the place. These are 2 bedroom units and there are something like 7-10 people living in there, most of them kids. Not only are the kids loud, but the parents themselves are also. The kids have no respect for property and often run wild in the driveway (alley... it's a weird set up) and on other people's property. They also block half of the alley with their cars. Going through the rental laws of Oregon, I found this:

(90.740 Tenant Obligations) (i) Behave, and require persons on the Premises with the consent of the tenant to behave, in a manner that does not disturb the peaceful enjoyment of the Premises by neighbors. (1999 c.676 3)

My question is, should I talk with the property management guy? I've had 2 other couples live next door in the time I've lived here. The last couple always played movies loud that you'd think you were in a movie theater, but they were very friendly and other than the loud TV, were much quieter. The whole street was very quiet until these people moved in. I've about had enough of it and need some advice. Moving is not an option at this time.

[little peg]

Originally Posted by Imperial1904

I live in a duplex which a property management company took over recently. The unit was empty for about 2 months until a little over a week ago. These new neighbors are very loud and bang and slam things throughout the day everyday, I swear it sounds like they're tearing up the place. These are 2 bedroom units and there are something like 7-10 people living in there, most of them kids. Not only are the kids loud, but the parents themselves are also. The kids have no respect for property and often run wild in the driveway (alley... it's a weird set up) and on other people's property. They also block half of the alley with their cars. Going through the rental laws of Oregon, I found this:

(90.740 Tenant Obligations) (i) Behave, and require persons on the Premises with the consent of the tenant to behave, in a manner that does not disturb the peaceful enjoyment of the Premises by neighbors. (1999 c.676 3)

My question is, should I talk with the property management guy? I've had 2 other couples live next door in the time I've lived here. The last couple always played movies loud that you'd think you were in a movie theater, but they were very friendly and other than the loud TV, were much quieter. The whole street was very quiet until these people moved in. I've about had enough of it and need some advice. Moving is not an option at this time.

I have experience as a pm in oregon.
First a friendly letter to your pm company with your concerns, request a rep meet with you in the next two weeks. Follow up with a phone call four days after you mail the letter, you can ask for a return receipt at the post office.
Begin a log with the times and issues to present to the rep at the meeting.
Keep it upbeat, remember their job is to you but it is also to the owner to keep occupancy at 100%. Do you have a lease or a month to month? I will watch for your reply.

[Silverfall]

You need to contact the property management company and talk with them about the situation. As a two bedroom duplex the owner of the property may have a limit on the number of people living there. Usually 2 people per room is considered normal occupancy. There is no law about it, just common sense.

Also, I agree that you need to keep a log about your contact with the PM, but also a log about the disruptions. So if they are banging around the house at 1:00 in the afternoon, that will be harder to deal with than at 10:00 at night. You cannot discriminate on renting to families, and the fact is (as a parent) kids make a lot of noise.

I could be wrong, but I don't think it is legal to park in an alley way. You might want to check on your city codes about that. Alley's are narrow for a reason and you aren't supposed to park on them as it blocks access. If you have a digital camera, I would take some photos. The day the PM comes, out it may not be a problem.

Start documenting...

[jiffin4java]

7-10 people in a 2 bedroom? I don't know about in Oregon, but most places have laws about how many people can occupy a rental.

[Imperial1904]

Originally Posted by Silverfall

You need to contact the property management company and talk with them about the situation. As a two bedroom duplex the owner of the property may have a limit on the number of people living there. Usually 2 people per room is considered normal occupancy. There is no law about it, just common sense.

Also, I agree that you need to keep a log about your contact with the PM, but also a log about the disruptions. So if they are banging around the house at 1:00 in the afternoon, that will be harder to deal with than at 10:00 at night. You cannot discriminate on renting to families, and the fact is (as a parent) kids make a lot of noise.

I could be wrong, but I don't think it is legal to park in an alley way. You might want to check on your city codes about that. Alley's are narrow for a reason and you aren't supposed to park on them as it blocks access. If you have a digital camera, I would take some photos. The day the PM comes, out it may not be a problem.

Start documenting...

I have already started a letter and will be documenting. The other night they wouldn't stop making noises after 12 am.

The alley is kind of weird because it's an alley right off the street which is a cul-de-sac. There's a corner house and the duplex further in. There are parking spaces but the way they park blocks part of it driveway/alley. I do understand kids make noise all the time, but one of our neighbors had a kid, didn't make much noise. The neighbors on the corner have kids and I have never heard them, I've seen them play but they're more respectful. This neighborhood doesn't have many kids, and I've never seen any playing out in the street.

I just want to know what property management can do as far as evicting them or what. I rather not go to the neighbors directly and have issues.

I've seen many people take a look at the place and usually they want something bigger. The size of these units is that of a large 2 bedroom apartment. It really isn't much and to have 7-10 people is ridiculous and I doubt that property management knows about this.

Thanks to all that replied, especially little peg. I'll keep updates.

Also, we don't have a lease, but I'm not sure if the new neighbors do. I think whoever owns the property is flipping it because there's also a for sale sign out front.

[Imperial1904]

Forgot to mention that it might be a little tough to document because after they make one noise, 5-10 seconds (or less) later they're making another.

[little peg]

please do not have any confrontation with the neighbors, they may well cause you other and more serious problems. My list I recomende that you start was to document the noise and other problems. your pm can use it to write notices for different violations. Just keep your cool and let them do their job, if they do not then you have the documentation to take it to their parent company and so on. If you do need to call the police them make sure a report is written and request that a copy be sent to the pm, get a card from the officer. I know it is a lot of work but with your no move option then you have to be pro active, let the pm know you are interested in keeping the property A+, lots of cars and activity drive down the curb value and the pm must keep the property in a positive cash stream. Perhaps they are trying to move these people out and need a good excuse. Sometimes no matter how you check a new tenant they still show up with other people baggage, that is why pm must follow thru in fed court, to help the next pm make a decision. good luck

[seashelly]

(Too bad something in our place doesn't "break" or need attention by the management for an hour or so so that the management can question the noise themselves. )

[little peg]

Originally Posted by seashelly

(Too bad something in our place doesn't "break" or need attention by the management for an hour or so so that the management can question the noise themselves. )

true but you may be visited by maintenance or a sub contractor who is not the person responsible for rule violation. Better to document and present yourself as an ally to the pm. In this day and age with phone cams ect. a cronic noise violator can not get away with much. Also once contact is made and notice of violation is given then the pressure can be put upon the tenant to comply or quit ( give notice) The tenant laws in Oregon are very fair to the tenant and they do have options, so keep the log going. good luck

[tiffela74]

Just a thought too....we lived in a duplex w/some HORRID people next door. Parties all the time, high traffic, speeding, and worse, they didnt have garbage service so they threw it in a pit they dug in the back yard!!! Smell and RATS!!! Ugh...well, what worked for us, was not only did we go to the manager w/a noise/how many cars/people log, we took pictures, and what was really really helpful, was the neighbors on the other side,(in a private house) we went and spoke w/them and they were more than happy to put their complaints to the manager as well. Might try talking to the other people in your neighborhood.....just a thought.
Good luck to you!
Tiffany