text:
New here and first bout with awful tenants
65 Replies
Amanda B.
from Allison Park, Pennsylvania
posted about 1 year ago
Hi everyone! I am new here and still relatively new to renting my house out, even though I've been doing it for about 7 years now. I'm only on my second set of tenants.
My question/situation is:
I rent my old house. The one I ill advisedly bought when I got married for the first time at the tender age of 20, which was remortgaged once and has not increased in value at all since (and the taxes have gone up). It's old (1920's), needs some work and is in a relatively crappy (but not dangerous) neighborhood.
Anyway, I (STUPIDLY) rented to two guys with less than great credit thinking that they would be working all the time and be able to take care of maintenance issues on their own (in the lease). I have since had them get water on the floor and bring down the living room ceiling (something they deny, despite the plumber telling this to me) - I haven't made them pay for it, instead I had another plumber there and am now moving on to a roofer because there's nothing wrong with the plumbing. This water thing has happened twice now in a month or so, despite heavy rains and melting snow. The second time was almost immediately after I told them the plumber said they caused the issue. Since I can't prove it was them, I'm not making them pair or repair and am working tirelessly to track down and resolve the "issue". Also, the first time the plumber showed, despite me communicating with them since morning that he'd be there and being assured they'd be home, the one was upstairs with his girlfriend and couldn't be bothered to answer the door.
A bunch of issues occurred - storm window "fell off", front door was broken in "attempted burglary" (according to on of them, other one said that the pane and the lattice work between "just fell off"), gutter fell off the back. despite the lease stating that they must notify me immediately, they did not. Had to send my son there (an hour away) to change a lightbulb, even though I asked if they had changed it and to fix the ceiling fan that "just stopped working" because they broke the pull chain. They refused to pay for this too.
I then discovered they had been smoking and scattering cigarette butts all over the yard, despite the lease stating that it's a non-smoking property and there is no smoking on or in the leased premises. They were keeping their trash in bags on the back deck and my husband and I observed and took pictures of rib bones spilling from a torn bag (lease says they have to have containers). House is not cluttered and everything was put away, but there are food crumbs all over the floor and the steps are full of debris like they haven't been cleaned since they moved in. They also opened a box of linoleum tiles I had in the basement and used them to create a walkway in the basement.
So to shorten this a bit, i talked to a lawyer and sent them a 30 notice of breach of lease. I gave them the option to fix all the issues, included an estimate of replacing the front door with the cheapest available door and asked that they pay the half up front so we can get the door scheduled. They took responsibility for the door, even though one of them claimed a burglary. I spoke with a lawyer so I know I'm within my rights, but man am I anxious because they have come back at me with so much BS that I keep second guessing myself.
I gave them the option to get another estimate, by putting their preferred contractor in touch with me within the 30 days. I won't let them just have the work done, because who's to say WHO they would hire and what I would end up with?? The estimate is very high, but the door is a custom size. Now he's claiming I should only make them replace the glass and the latticework (basically repair the door) and I am not opposed to this, IF it can be done and I told them that.
They're just making me feel unreasonable and I know that's what people do, they try to justify their horrible behavior, but it's really starting to make me sick (literally) with anxiety. I don't want to have all this confrontation and I don't want to have to watch everything I do (they are not demanding that they be home when I go there, even though the lease only requires 24 hours notice for me to enter, regardless of who is or is not there).
I guess I'm just looking for some commiseration and support :-) It'd be useful to hear what others have gone through, how they've handled and the outcome. Or if you have any tips or suggestions. I'm in Pennsylvania (not Philly) BTW.
Thanks everyone!!
Your awful tenants are nothing compared to what bad tenants are actually like. Most of your problems unfortunately are created by two factors. First you are emotional, there is absolutely no place for emotions in this business. Not sure how you can fix that but it is your primary problem. Second you must learn to operate your business as a business. You do not ask, you tell your tenants what they are responsible for and you never negotiate. Lay down the law and never compromise on your decisions and actions. Stop giving them choices and tell them how it is going to be. Stop letting them off th ehook for damages they caused. S**t does not just happen unless something is worn out.
I can not commiserate only give advice. Your best option is to either non renew their lease or allow to let them out of th elease if you feel you can get better tennats. Frankly I do not believe they are that bad you simply must learn how to manage tennats. That is your real problem.
P.S. never expect tennats to repair or take care of problem, th evast majority of tennats are 100% irresponsible.
Jay Hinrichs
Developer, Real Estate Broker, from Lake Oswego OR Summerlin, NV
replied about 1 year ago
I would get it rectified and then sell the property and move on.. landlording is not for everyone unless you have the mental and intestinal fortitude like @Thomas S. is talking about your next tenant could be 5 times worse especially given the description of the home and area.
I would sell and move on..
Nicole A.
(Moderator) -
Rental Property Investor from Columbia Maryland and Tampa Florida
replied about 1 year ago
It may be too late to "train" your current tenants. Perhaps you could get them to move out with some sort of *written and signed* agreement, and be ready to evict if possible. But first, you need to know your local rental laws.
Like mentioned, you need to be much more tough. It doesn't mean that you're the angry old landlord. It's a nice balance of firm but still approachable. It is a must that you develop this ability, not fear conflict, and not fear upsetting/disappointing/whatever your tenants. If you know that you can't do those things, then yes, landlording isn't for you and you need to either sell or just get yourself a Property Manager.
This is likely also a great learning experience to help you understand how to run your business and that being nice does not do you any favors. Never rely on tenants to repair problems. You get the repairs done by a professional, and if it's a repair due to the tenant's damage, the tenant must reimburse you.
Hi everyone. Thanks for your responses. Believe me, if I could sell the house, I would. The rent I receive is almost exactly equal to the mortgage payment with taxes and insurance. I'm not doing this to make money or because I want to, I'm doing it because I can't sell the stupid house and I can't really afford to let it just sit there while I pay the mortgage. Don't get me wrong, it's not a bad house, it's nice, lots of wood work and a great backyard. Neighbors are awesome, but it's in a lower income area and there's not really a huge market for a tiny 2 br cape code that needs new windows.
I am emotional about it because, again, I'm not doing this for "business", I'm just trying to pay for the house and be responsible versus foreclosing because I can't sell it. The guy I had for 6 years was great, not without problems, but no major complaints. So I have never dealt with the legal side of this. I have no idea what my rights are, looking it up leaves me all over the place and it sounds as if I'm basically at the mercy of whatever judge I get should I go to court.
I have been very firm with these guys, I don't generally let stuff slide (I can't charge them for damage if I can't prove it was them!!! Or can I?) - but they throw everything back in my face as if I am being unreasonable and I guess the lack of confidence that I have the law on my side (concretely) is making me nervous. I'm not making a bunch of money off this place that I can afford a huge legal battle over it, and these guys sounds like that's the direction they are going to make me go in. THAT'S why I am anxious. I don't do this "for a living" (I'm a Director of Technical Quality Assurance, for the record) and I don't know what I am within my rights to ask or demand of these guys.
Reading the internet is a scary thing... It always seems as if the laws favor the tenants and I am afraid to do something wrong and have these guys living in my house, continuing to damage it or, worse, to have them sue me for god knows what... If I seem emotional, that's why :-) Also, I've tried to talk to them like an adult, and they make excuses not to answer my calls and want to hash everything out over text. I don't want to be unresponsive, so I reply. Plus, I figure it's probably better to have it in writing. I'm clearly dealing with overgrown children who don't know how to take responsibility for their actions or deal with conflict like adults. And, YES, I know I probably got myself into this situation and I've certainly picked up some lessons learned with this one about screening and not being in a hurry to get people in there to rent.
Just wondered if anyone else has experienced a similar situation.
Also, where I said I gave them the option to fix the things and whatnot... I meant to continue with "or move out" without me filing an eviction, which I noted would make it very difficult for them to rent in the future. They don't seem to want to take the easy way out, they probably think they're going to get their security deposit back. They just seem like they're going to fight with me on this. I gather, from what you all are saying, that this is pretty typical and that what I really need to do is stand my ground (which I have been with them since I sent the notice of breach). I guess my confidence just lacks in whether I am doing everything legally and within my rights.
Is this a single family home? If so, why are you responsible for changing any light bulbs? That should be well within what a tenant is capable of doing, unless you prefer:
How many tenants does it take to change a light bulb? Zero, because Amanda's taking care of the lightbulbs.
Tenants are humans and humans crave strong leadership. Provide that leadership and the sky is the limit. Fail to be the captain of the boat, and anarchy ensues.
Based on what you've explained, I dont need to think you're not being the captain. I know it. The moment the lease is breached, the leader takes action.
"I understand you say you didn't do it. However, it's in your unit and I have professionals telling me it wasnt an accident. Fix it or pack."
That'sit. One ultimatum. That's all they get. Otherwise you'll find daggers in your back.
You can't be afraid to stomp out things that you're experiencing. These tenants aren't going to magically stop taking advantage. Remember they're messing with your bottom line!
One final thought on leadership. When I was in the Army as a SGT I stuck by one simple rule.
"Don't demand respect, command respect. "
Meaning be a strong leader. Guide, and mentor. If you're an unmovable, beacon of leadership then people WILL follow you.
Steve it's a single family home, yes. And they were told when they moved in that I live an hour away and I am not going to be coming to change lightbulbs. When they refused to pay, I figured I didn't have a leg to stand on because I didn't have a "professional" come do it.
Anthony, I appreciate and totally agree with what you are saying, my fear has always been whether or not the law will back me up if I try to evict or if a judge will see me as unreasonable. I have no bottom line because I'm not making ANY money off that house (I'm losing money). I'm not a professional, I'm simply trying to pay the mortgage on a house I couldn't/can't sell. I get that I need to be more firm, but I guess where I lack confidence is in what I am and am not allowed to do. I have had different opinions on that, even from lawyers!
Right now, for the leak, I'm doing everything I can to make sure something isn't wrong with the house (which I'd want to get fixed anyway of course), also because I feel that burden of proof has shifted to me. What wad I supposed do when they refused to pay the first time and said it must be the roof? Do I need to pay someone to come look at that too or is the burden of proof on the renter to show they didn't cause it?
I'm not trying to be "nice" or "weak", I'm trying to be fair and reasonable. Obviously, there a subtle difference that I have not mastered and I will work on that.
It's all good advice, I really appreciate it!
And how many tenants does it take to screw in a light bulb? I'm not sure because between two of them and a girlfriend, they can't even manage to sweep the floors!
The more proof you can furnish the better obviously. That said, just because you can't 100% prove something doesn't mean that you should kowtow to them. They are YOUR tenants. It is YOUR house. Also, YOU are in control of the lease. Once again, this shouldn't be a discussion with them. You decide what you want. You tell them what the end result is going to be. They do end result or court enforces it.
If it were me, I would take all the documentation and my contractor to court with me to evict these tenants. That should be more than enough proof. The judge will make a logical choice. If the judge is unsure they damaged the place they will probably just kick them out and not return your money for damages. If the judge can be convinced, you might get both. There's about a zero chance though that you go there with your story and proof and the judge tells you that you have to keep renting to them. WORST case scenario is just don't renew their lease. End of story.
In light of the fact that you have been a landlord for 6 plus years you should be comfortable with landlord tenant law by now. It is your responsibility as a landlord to know the laws governing your business. Money aside it is time you hire a lawyer and get rid of these tenants.
As for the property not selling, unless there is some legal reason you can not sell you need to sell know even if it is at a loss. You will pay now or pay more later if you do not sell asap after the tennats are out.
Nicole A.
(Moderator) -
Rental Property Investor from Columbia Maryland and Tampa Florida
replied about 1 year ago
@Amanda B. You can't let fear prevent you from taking action on this situation. The tenants are not going to be able to sue you and take you for all your worth. Stop letting your imagination run wild. You need to have a chat with a local attorney that specializes in landlord/tenant law. Get a game plan to get control of your property again, and implement it. Letting your emotions and fear dictate your behavior is not going to help you.
Michaela G.
Investor from Atlanta, Georgia
replied about 1 year ago
@Amanda B. I'm sorry for what you have to go through it. As to Thomas' remarks - he doesn't have emotions - just read any of his posts - so, don't let him scare you.
I also don't think it's all bad being emotionally vested into your properties. I fall in love with every house that I renovate. My tenants know that I'm the owner and I don't hide behind a facade of companies.
With that said, yes, they're taking advantage of you and you need to take charge. They can't just not pay rent, whenever something's not to their liking. You said you spoke to your attorney - did you have your attorney write any letters to them or is the only communication coming from you? I would definitely get the attorney involved in writing a letter, so that they see that you're serious.
You don't have to prove that they did something. They have stewardship of the house and they are responsible while they have it. If something's broken they should prove to you that they didn't do it.
It sounds as if it's too late to deal with these tenants in a reasonable manner, because it's gone on too long. How long do they have left on their lease or has it rolled over into month to month? If the latter, then I'd give them notice and hope they won't destroy anything else.
Thomas I understand that you and many here have multiple properties and this is what you do for a living. I'm not taking $10,000 out of my kids' college funds to sell a house, I just don't have it. I'm not a professional investor, buying this house wasn't a business decision. I lived in it for 6 years and was unable to sell it when I had to move, that's it. I work full time in a completely different field. I did rent it for 6 years and my tenant wasn't a turd so I never had any reason to look into notices or evictions. I also feel that the law isn't very clear. I've read it several times and have spoken with several lawyers, the answers and advice I have found all differ. THAT'S where my confusion comes from.
Anthony, I believe you are correct, no judge is going to force me to continue renting to these guys. I do have all of my paperwork ducks in a row should it come to that, I'm just trying to make sure I do everything by the book.
It's kind of like here, I haven't had a really straight answer on whether or not I can charge them for the ceiling without proving conclusively that they caused the damage. They already took responsibility for the door, so the only question there is how many estimates do I need and what can I reasonably make them pay for (the estimate we got includes the entire doorframe because that is the only way that company does it).
Maybe I'm over thinking all of it and I can just demand that they pay for any damages, then we go to court and they tell the judge the house is 100 years old...
@Amanda B. Charge them for whatever you think is fair. Provide an itemized list to them. If they have a problem then they can take you to court over it where you then will crush them. Odds are they either will pay and won't take you to court because it's not worth the effort when they know they're in the wrong OR they won't pay and you can evict them.
Mindy Jensen
BiggerPockets Community Manager from Longmont, CO
replied about 1 year ago
@Amanda B. , I really like what @Michaela G. had to say. These tenants have possession of the house, therefore any damage to it is their responsibility. Obviously, acts of God are out of their control but this does not fall into that category.
Your first plumber said it was their responsibility. Give them an invoice for the entire cost of the damages, and tell them it is due on April 1. They won't pay and it sounds like they won't pay rent, either. Take them to court for non-payment of rent. I'd hire an attorney to evict them, to make sure the process is followed. If you miss one step, the judge will throw out the case and you have to start all over again.
For future tenants, screen like crazy. As you have found out, it is better to have an empty property than one with bad tenants in it. Set a standard for tenants (such as minimum credit score, no past evictions, clean criminal record, etc) and do not sway from this standard.
Well, in PA landlord tenant matters are handled by the magisterial courts; the magistrates aren't necessarily well-trained on all aspects of law, and their decisions sometimes are counter to what one might expect based on the letter of the law. So part of this is to get an attorney who regularly practices before the magistrate in that magisterial district where the property is located; that could help in determining what might be needed as proof.
Let's see if we can get some attorneys to weigh in: @Chris K. and @Tom Gimer
Henri Meli
Investor from Morrisville, North Carolina
replied about 1 year ago
@Amanda B. I'll only chime in on the "not able to sell" aspect of your post. biggerpockets.com has a market place. If you say that the property is in a great neighborhood and if you have enough equity in it to make the price reasonable. You should strongly consider listing it here, I'm sure someone will find value in it, if the price is right. Selling it should really resolve some of your headaches. Not everyone can deal with all types of properties.
Good luck.
@Michaela G. - thanks for this! I responded before I saw your post. Really that's what I am looking for, can I charge them and who has the burden of proof. I won't lie and say that house has some sentimental value to me at some point (I raised two of my kids there for many years), but now it's just become a headache and a nightmare. I don't want to be doing this and I am sure it's affecting my ability to do it. I don't have time all day to be contacting repair people, fighting with the tenants, getting stressed out, etc... I have a job!! That being said, it IS my problem and I am trying to be responsible and deal with it, there are many times I've considered letting it foreclose (it's not in my husband's name so he will maintain his good credit hopefully, if we did that).
They have until September. That's just too long to have to deal with them unless they make a real 180. I'm doing all the communication right now, I didn't pay the retainer yet and don't want to dish out $1000+ if I don't have to. I'm still hoping they will just leave (I told them in the notice they can leave in 30 days if they don't want to comply and I won't file an eviction).
@Mindy Jensen - I'm ALL OVER the screening next time. Not worth having idiots like this to deal with.
@Henri Meli - I'm truly, literally, not able to sell it at break even. It's not in a great neighborhood (I mean, it's not the projects or anything and it's not a HORRIBLE place, but it's lower income for sure). I don't have any equity in it because the house has actually LOST value. The windows all need to be replaced, the once partially finished basement once flooded, then had water problems after (it's waterproofed now, another $5500 I had to sink into that house), is now just a typical, gross, crumbling concrete floor typical Pittsburgh basement.
Also @Michaela G. I just want to be clear that they have paid their rent. They were late twice since they moved in in September, had stupid excuses both times, but they paid and paid the late fee without hassle. Other than that, they've paid their rent and on time. It's more the other issues with breaking stuff and causing damages and refusing to pay for it.
Andrew Herrig
Rental Property Investor from Dallas, TX
replied about 1 year ago
@Amanda B. Just a thought...you say you can't sell because you would lose too much money (in your estimate $10k out of your kids college fund). I would contend that if, as you say, the rent barely covers the mortgage, you will end up losing a lot more than that over time by holding onto the house.
Repairs and maintenance on a house are not cheap, especially on one that is 100 years old. You mentioned you had to put $5k into the basement. The longer you hold, the more major capital expenses will be needed (roof, HVAC, plumbing, electrical, etc.) Do you want to lose $10k now or $20-30k over 10 years?
Larry Frank
Rental Property Investor from Racine IL
replied about 1 year ago
Hire a property manager. They will bring the rent up to market and screen the tenants. They WILL run the place like a business. You might even make more and not have to deal with any of this.
Account Closedreplied about 1 year ago
People will treat you exactly as you allow them to. There's a continuum from Ned Flanders to Tony Soprano. You can only move one way on that continuum. You seem to be stuck at "Ned"... start dialling in uncle Tony.
Joe Splitrock
(Moderator) -
Rental Property Investor from Sioux Falls, SD
replied about 1 year ago
@Amanda B. two things I don't understand:
- The source of the water damage. You say it is the tenants, but how do you know? When does the water occur and where does it come from? If they claim it is not them, then next time water occurs, someone needs to be at the house immediately to inspect. I have seen water leaks travel some very strange paths. It is hard for a tenant to cause water problems, unless it is an overflowing toilet or taking showers without the curtain closed. I had an old house where the tub was angled so the water that got on the ledge ran right out after showers. I have seen roof vents leak and had water travel weird places.
- You have owned the property 12+ years and the value has decreased? Seems strange given most markets are rebounding. It is also strange your rents are barely covering the mortgage. I would expect even if you had a 100% mortgage for 30 years on the property, that payment should be less than rent. Especially after owning it for 12 years. I think you should consult a property manager in that market. Tell them you are considering passing it over to them to manage and have them do a rent analysis. You could also have a realtor do a value analysis. It just seems something is off.
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The 11th Football Conference concludes its 3-Day Programme
15 January 2019
On Monday 14 January, the third and final day of the 11th Football Conference took place at Kochi prefecture.
The final day started with a forum featuring women's football. AFC Technical Director, Andy ROXBURGH navigated the forum as Coach IKEDA Futoshi of the U-19 Japan Women's National Team reflected on the U-20 Japan Women's National Team, who won the Women's World Cup in France last year.
While Coach Ikeda stated that, "The persistency to fight hard until the very end is a quality the Japanese Women's player have," he also mentioned that the overall level of women's football has seen a great improvement over the years, and the other countries are closing down the gap dramatically. With that in mind, the coach continued sharing that they are analysing and polishing their techniques to fight against the world to "See the scenery beyond (winning the World Cup). Joined by everybody present at this conference, we hope to further develop women's football." Following Coach Ikeda's analysis on women's football, Mr. Roxburgh took the podium to give a presentation on the world's trend seen at the World Cup in Russia by utilising the key phrases of "Schools of football" and "Streetwise." The presentation gave the participants the opportunity to look into what Japan has to do in order to succeed at the world level.
In the next section, a panel discussion was conducted by Coach KAGEYAMA Masanaga of the U-20 Japan National Team, Coach MORIYAMA Yoshiro of the U-17 Japan National Team, JFA Youth Development Director IKEUCHI Yutaka, and other personals involved in youth development. An active discussion was held to discuss the ideal environment and activities needed for the development ages. Coach Moriyama concluded the discussion by stating, "10 years after winning the World Youth Championship, the Spain National Team won the World Cup. By giving the development category the opportunity to play at the highest level, the result will directly impact the top category. We hope to develop more players that will excel at the next stage." Following the discussion, Coach Kageyama mentioned, "These three days really made me realise that we still have many things to work on. We hope to get together so that we can make all these things we discussed in reality."
As part of the final programme, JFA Coaches Training Director, SUZUKI Jun summarised the conference by giving a lecture utilising the words of the guest speakers over the past three days. The three-day conference concluded with JFA Technical Director SEKIZUKA Takashi giving the participants a live message from UAE via videophone.
Participants' Comments
・This three-day conference has clarified where the Japanese football community must strive for. It also gave us the opportunity to reunite with the coaches from all over the nation and discuss with each other to encourage and motivate ourselves.
・As a player, I didn't realise how much the coaches has been working behind the scenes, but through this conference, I was able to realise that aspect and learn many new things. The words given by people from all over the world has given me great inspiration.
・By learning the approaches taken by the rest of the world, it gave me a precious opportunity to rethink about the "Japan's Way." We must not think too hard and try to improve on our strong points. I believe that is the right approach to strengthen the "Japan's Way."
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subset: commoncrawl


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Van Ray Gilbert
January 17, 1953 – December 20, 2018
On December 20, 2018, Van Ray Gilbert passed away surrounded by his family at Vitas Hospice at South Seminole Hospital in Longwood, Florida, due to complications from glioblastoma. He was born on January 17, 1953, in Ashland, WI, where his love for water, baseball and the banjo began. At the age of 11 he was given a banjo which sparked his interest in bluegrass music. As he learned to play Foggy Mountain Breakdown, he could be heard practicing at Lake Park across the street from his home where he spent his summers as a lifeguard.
Van and Carole have known each other since the age of 5 where they attended the same birthday parties. They started dating in high school and on January 20, 1973, they were married. He would often tell the story that his friends were always playing with "that Smith girl" when he came over, and to get even, "I married her." Carole encouraged him to pursue his love of playing the banjo and soon after they left Ashland and moved to Tennessee to join the band, Smoky Mountain Special. Together with most of the band, they lived in Mother Maybelle Carter's house in Poor Valley (Hiltons), Virginia, over the next few years, playing at the Carter Family Fold, local festivals and events in Virginia, Tennessee, Texas and Florida.
Music eventually brought Van to Florida where he played banjo with the band, Against the Grain, for several years. With 3 young children, Van and Carole opened a medical transcription service with Van as courier for the next 12 years. He then became employed by Golf Galaxy as as a clubsmith, until he retired in May 2018 after his diagnosis. Throughout his life, lasting friendships developed as he worked with people he enjoyed and cared about.
Van was warm and caring to all he met, always able to laugh, share some trivia and jokes. He treasured his family; the best part of his day was "going home" to be with them. New and old friends of all ages were always welcomed with a big hug. Known for his chili, spaghetti and baked beans, he always "cooked enough for an army" to be sure there was enough to go around.
He is survived by his wife of 45 years, Carole J Gilbert (Smith), and 3 children, Merit (Stephen) Sowards and granddaughter, Morgan – Bradenton; Lauren (Chris) Dvornick – Altamonte Springs; Victor Gilbert – DeLand; his sister, Gwen Gilbert – Ashland, WI; brother-in-law, Kevin (Sherry) Smith – Delta, WI; sisters-in-law Lori Berg – Iron River, WI and Dori Martin – Superior, WI; life-long dear friends Robbie Sanders (Payson, AZ), Mark and Marilyn Christianson and Melissa Lombardo (Eden Prairie, MN); aunts, Denise Fish, and Bonnie Fish; and his many nieces and nephews, Trevor Pufall, Erin Melland, Lindsey Mattson, Amber Berg, Nicole Berg, Andrew Ohlinger, Ashley Martin, Jenna Martin, DJ Martin, Todd Smith, Cody Farvour, as well as grand nieces, grand nephews and cousins.
He was preceded in death by his father, Major Gordon E. Gilbert; his mother, Yvonne N. Gilbert; his aunt, Anona F. Gilbert, and other much loved family members, most recently Debi Smith.
On Saturday, January 26, 2019 from 12:00pm – 4:00 pm the family will open their home to everyone who loved Van to share hugs and memories. Then in early summer his ashes will be brought to his childhood home in Wisconsin to be placed near Chequamegon Bay, Lake Superior, which he enjoyed so much while growing up.
In lieu of flowers, our family has requested that donations be made to Vitas Hospice. The staff took such beautiful and compassionate care of Van and us during our time there and we would like to be able to give back a little something to help them care for other families the way they cared for ours.
- Vitas Hospice
- Gathering of Family and Friends Saturday, January 26, 2019
Van Ray Gilbert
have a memory or condolence to add?ADD A MEMORY
Linda Walworth-Fischer
January 4, 2019
I've been a fan of Van all my life, we were childhood friends and lived close to one another on good old Lake Park Road, got on the school bus together for years.....after he left town, the few times I saw him we would give each other the biggest bear hug......he was a very kind soul and will be missed by many. Linda😪
Stefany Rhoades
January 2, 2019
Our thoughts and prayers go to the Gilbert family. What a wonderful man he was. We will miss his smile, his welcoming heart, and his open arms. Lots of love during this difficult time. - The Rhoades


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Recent research revealed how IPO is becoming an excellent source of income for not only the company offering IPO but also for the investors. IPO helps the company for expansion. It is legal and is governed by Indian rules and regulations. Read more
4 Questions That You Must Never Forget Before You Buy an IPO
Everybody wishes to earn money in stock market. The gamble is worth taking the risk. The process is simple. You buy an IPO initial public offering when it opens for subscription and sell when the value of the IPO stock is high. But the toughest question are- Read more
What To Know Before Investing in IPOs Initial Public Offering
The IPO initial public offering is actually a procedure through which organizations raise capital from the share market. Prior to its initial public offering, an organization remains private with relatively quite a small number of shareholders. Read more
5 Essential Key Points to Consider While Making an Investment in Stock Market
The lure of making big money has always thrown many investors into the lap of stock market. Today investment in stock market is actually a core philosophy of wealth creation since investing in equities creates wealth in long run. Read more
Tips on Investing in IPOs Stock Market
The IPO is actually the procedure through which the organizations raise funds from the market itself. The businesses may need funds for a variety of reasons like the expansion of the capacity; diversification or they might be looking to expand overseas. All their requirements of funds can be met through the IPOs. In today's time of the dotcom mania, many of the investors decide to take a chance and look for investing in IPOs. Read more
Factors Affecting the Stock Value Price of a New IPO
The procedure of offering the shares of the private company to the public itself for the first time is known as the IPO (Initial Public Offering). The growing organizations that are in requirements of the funds use the IPO for raising the money. The established ones utilize it for allowing the owners to exit a percentage or their complete ownership by selling out the shares to the public.
Beginner's Guide on How to Invest in IPO – The Know How
IPO investment is now every investor's dream. With a growing number of Investment Opportunities in India, there are new investors who wish to invest in IPO. Initial Public Offering popularly known as IPO is where the private companies go public through trading of shares. Investing in IPO is beneficial as the returns on it are quicker and safer.
Future IPO Initial Public Offering Opportunities and Challenges In India
The IPO Initial Public Offering is actually the first stock sale by the organization to the public. This move by the company changes its status too from the private company to the publicly traded organization.
Know How to Invest in IPO (Initial Public Offering)
Ever since IPO investment is on the buzz, there is much talk about it in the town. As an investment consultant, it's time to make the investors aware of how one can invest in IPO and its varied Investment opportunities in India.


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Home | About |
Contact us | Get listed
The Barn
Church Lane Kilkenny Co. Kilkenny
E firstname.lastname@example.com
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Barnstorm Theatre Company
The Barn is an 80-seater black box theatre venue, with gently raked seating. The Barn plays host to performances and rehearsals throughout the year for professional children's theatre, Kilkenny Youth Theatre and the Adult Theatre Club productions. The Barn isn't generally a receiving venue, although it features annually as a Kilkenny Arts Festival venue; for 2011's Gare St. Lazare's 'Title and Deed' and 'The Big Deal' by Una McKevitt Productions, in 2012 we hosted workshops and Púca Puppets' 'Tic Teac, Tic Teac'. 2013 saw our 1st visit from The Ark, Arts & Cultural Centre for Children.
Irish Theatre Institute, 17 Eustace Street, Temple Bar, Dublin 2
T +353 (0)1 670 4906 | E email@example.com
W www.irishtheatreinstitute.ie
| Admin
Irish Theatre Institute
Registered Office: 17 Eustace Street, Temple Bar, Dublin 2
Tel: +353 1 670 4906
Privacy Policy
Registered Charity Number: CHY 20847
Company Registration Number: 338199
VAT Number: IE6358199D
Private Company Limited by Guarantee


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What came of French President Emmanuel Macron's call for ordinary citizens to lead a European political renaissance?
Well it happened. Sort of. Twenty-six other European Union member states minus the UK agreed to go along with the French idea. During the past year hundreds of consultations, dialogues and debates have been held across Europe.
The events amount to a new and experimental approach to connecting citizens to Europe. But they also look a lot like a Tower of Babel, lacking a common format, branding and goals because national and European authorities retained so much individual control.
We talk to Corina Stratulat of the European Policy Centre and Laura Sullivan of WeMove.EU about a form of democracy that's only going work if authorities Let it Go. Don't miss Laura's tribute to Queen Elsa who, by relinquishing her gloves and tiara, gained mastery over her powers. Now there's a message for Europe.
First, Tom and James talk acronyms and abbreviations — including those designating organisations and institutions that are meant to open up Europe to citizens and to quell criticism from eurosceptic forces.
Download Corina's report European Citizens' Consultations here and read Laura's blog on Citizens' Assemblies here.


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A 10-Point Plan for Pool (Without Being Overwhelmed)
Guidelines on Finding Good Pool Builders
First, the location of the contractors is very important because it will be easier for you to reach them at all times.Always consider the builders that are in close proximity to you first.For this case, you will be at ease to contact them if there are problems with your swimming pool after completion of the building.The price of pool construction is equally important when it comes to choosing the contractor.You should go for the builders that you can afford.You should always bear in mind whatever comes about cheaply, will eventually turn out to be expensive.The quality of the builders should always outweigh the price.
The second tip requires you to seek for more info and suggestions about the various pool builders.You can do that by discovering more from the people around you about good builders.These people can be; family members, workmates, close friends, or even experts.They will give you important information that will help you in deciding on which builder to hire.The company's reputation is equally important.You should assess what are the views of the customers previously served by that contractor.However, this will require that you get their contacts directly from that particular contractor.This information may be as a result of their past experiences with those builders, or advice from their friends as well.You can also find this information on various online platforms.Product reviews will help you in knowing what other buyers have experienced with the builder, and they will help you make an informed choice.If you discover that most people are complaining about a particular pool builder, then you should avoid that brand immediately.The first factor to consider is the pool builder's experience in the subject matter.A long experience means that the pool builder has enough skills to tackle the task ahead.Experienced companies are likely to have advanced machines and experienced personnel who can handle the job efficiently.These contractors may also guide you through the process, highlighting the necessary requirements, and what you don't need.Also, a good pool builder can do accurate estimates on the size of the pools to be constructed, by looking at the size of land.
Finally, you may look at what kind of jobs the contractor has done in the recent past.You can visit the place where that contractor did build the swimming pool, and see if you like it.Also, hire a company that offers a wide range of designs for you to get the best design for your pool.The pool construction company must do a perfect job in terms of levelling the pool.


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Job Description
Programme Manager - MI
Up to £75,000
Job Description
This is a programme management position leading significant change across an exciting new consumer matching algorithm. The successful candidate will be implementing management information into the business function
Key Responsibilities and Skills
- Strong experience leading up change and transformation
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- Ability to build out effective teams
What's in it for you?
The opportunity to join a programme that is experiencing massive growth at a critical period of time. The successful candidate will gain extensive exposure in a market leading area of the business
Next Steps
If this role is of interest to yourself, please apply below or send your CV over to me at


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By Cherise West
As a Jersey prosecutor, i need to take care of loads of crap - my sexist boss, my sleazy colleagues, and reporters criticizing every little thing I do.
Oh, and that i even have to house the Roarin' Wardogs MC, the nastiest team of roughnecks in all of Jersey, with a goal sq. at the again of my head.
They hate me - simply because I hate them. i'm going to do something to place each final one in all them in detention center, together with their infamous chief, Tony St. James, a guy lined in tattoos, leather-based, and whole of desire.
Little did i do know that from the instant I observed him within the court docket, i might wish him in every unmarried way.
We either suggestion it was once a mistake. yet after an evening jointly I see the red line at the being pregnant try, and now he desires me to be his perpetually - it doesn't matter what my ethics, or the Wardogs, need to say.
And you recognize the loopy part?
I imagine i need him too.
"A solid Girl's Biker child" is a standalone romance novel with lots of steam, no cliffhangers, and the happiest of HEAs. Bonus content material incorporated - get pleasure from, lovelies!~"
Read Online or Download A Good Girl's BIKER Baby: A Forbidden Baby Romance PDF
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BIt is a regular summer season night in a distant village close to India and Nepal border; Roli's mom and grandmother are quarrelling beside the good in their dilapidated feudal mansion. Roli is lurking within the courtyard; nobody from her joint-family will pay recognition, and unexpectedly her father looks and clasps his wife's throat.
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A Good Girl's BIKER Baby: A Forbidden Baby Romance by Cherise West
by William


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Leeds v Newcastle line-ups: One change for the hosts, Rafa Benitez brings in four
LEEDS tackle Newcastle in an Elland Road sell-out this afternoon - here's how the two sides line-up.
Leeds boss Garry Monk makes just one change from the side which defeated Norwich 3-2 before the international break.
Pablo Hernandez (hamstring) is out, so Ronaldo Vieira comes into midfield.
Chris Wood starts after returning from international duty in New Zealand on Thursday.
Newcastle beat Cardiff 2-1 before the international break, but boss Rafa Benitez makes four changes to his side.
DeAndre Yedlin, Christian Atsu, Isaac Hayden and Aleksander Mitrovic all drop out.
They're replaced by Vernon Anita, Matt Ritchie, Jack Colback and Dwight Gayle.
Leeds: Green, Ayling, Bartley, Jansson, Taylor, Phillips, O'Kane, Roofe, Vieira, Doukara, Wood
Subs: Silvestri, Cooper, Sacko, Berardi, Grimes, Dallas, Antonsson
Newcastle: Darlow, Anita, Clark, Lascelles, Dummett, Gouffran, Colback, Shelvey, Ritchie, Perez, Gayle
Subs: Sels,Yedlin, Mbemba, Hayden, Diame, Atsu, Mitrovic


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- Research Inv (Corbus)
- Chemist (NUBAD)
- Process Tech (Corteva)
- R&D Chemist (Evonik)
- Promega
(Synthetic Chem)
(Chem Dev)
The reaction map is intended to provide insight into possible reactions one step before and after the title reaction. It also serves as an alternative way to navigate the website, and as a means of coming up with retrosynthetic ideas. Click on the reaction arrow to visit the page.


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His poetic talent triumphs in the very aridity of direct moral teaching, and despite the disorder in which the axioms, warnings and instructions appear, he succeeds in clothing all this didactic material with forms that are sometimes elegant and pleasing, sometimes emphatic and strange. His style, constantly rhetorical, full of metaphors and comparisons which seem like scattered pearls from a Persian or Syrian necklace, is at one swift and closely allied to the intimacy of the concept. It is difficult to believe that this work, so profoundly Semitic, so bare of all classical or Christian influence, should have been born in Tierra de Campos....
The dilettanti... were horrified at what they looked on as the intolerable coldness and dryness of [Renoir's] new classical procedures.... In La vendeuse de pommes... he returned to the line of least resistance - his old impressionist technique.
I find myself entirely out of sympathy with this concept of the art-activity as a kind of amateur psychopathology concerned to illustrate the secrets habitually reserved for confessionals and clinics.
The reader must rely on his knowledge of the language and on his familiarity with that particular kind of text in order to decide more or less accurately which syllabic value is the right one in the given grammatical and syntactical situation.
Thus, a given word can be read and also of course translated in different ways. Consequently, a considerable degree of uncertainty will have to be taken into account with reference to all future translations of texts written in the Linear Class B script.
[T]hey appear to have been at a stage of intellectual development where the concepts were not so clearly grasped as to have begun to interfere with perception, and where therefore the retinal image passed into a clear memory picture with scarcely any intervening mental process.
The treatment [the Bushmen] have received at the hands of the white settlers does not seem to have been conspicuously more sympathetic or intelligent than that meted out to them by negro conquerers....
more Good Books. . .


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If you're planning an overseas trip this year, you should consider packing a cell phone with your passport. Not only can you stay in touch with the folks back home, but you can also check in with traveling companions and local friends. You'll need a world phone that supports the four GSM networks (850/900/1800/1900). Most T-Mobile and AT&T phones will be compatible, but Sprint and Verizon Wireless customers will need one of the few dual-mode CDMA/GSM handsets that each carrier offers.
Here we've listed a selection of our favorite phones that will support international networks. Some will come locked to AT&T or T-Mobile, which means you'll have to pay roaming charges when abroad, but others are unlocked. Ideally, unlocked phones are your best options since you'll be able to use a prepaid SIM card from a local carrier. To that end, we've even included an unlocked model that accommodates two SIM cards. You'll also want to consider a 3G phone that is compatible with networks in North America and overseas. For more on world phones, check out CNET's Quick guide to world phones.
It doesn't have all the features we'd like, but the Nexus One greatly enhances the Google Android family with a fast processor, good call quality, and improved voice control features. What's more, we love that all versions of the phone will be unlocked.
The iPhone 3GS doesn't make the same grand leap that the iPhone 3G made from the first-generation model, but the latest Apple handset is still a compelling upgrade for some users. The iPhone 3GS is faster and we appreciate the new features and extended battery life, but call quality and 3G reception still need improvement.
The HTC Imagio is rich with both multimedia and business features, making it a great all-in-one smartphone for the Verizon globe-trotter.
The Verizon Wireless Escapade is ideal for globe-trotting Verizon customers who just want a simple camera phone.
Despite the lack of Wi-Fi, the RIM BlackBerry Tour 9630 is a feature-rich and well-performing smartphone that will serve Sprint's globe-trotting customers well.
Offering both power and style, the LG Expo is one of the best smartphones for business users on the market today.
The Sony Ericsson W995a suffers from some design concerns and performance issues, but it remains an attractive and functional music phone.
The Duet D888 won't impress otherwise, but its capability to accommodate two SIM cards at once is more than welcome.
The Motorola Cliq XT is a nice alternative to the original Cliq, offering a sleeker design and enhanced multimedia capabilities.
The Samsung Impression isn't perfect, but it ranks high on our list as a messaging and multimedia phone.


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text: The stories of a galaxy far, far away are bigger than just the movies and TV shows - there's also lots of great storytelling happening in Star Wars books for kids and adults! We'll go behind the scenes and discuss what's it like to bring Star Wars to life on the page. From hearing from authors of Star Wars novels and YA books to getting the scoop from Lucas Story Group insiders, we'll explore the world of Star Wars books adding to the saga of Jedi and Jawas, scoundrels and Sith, banthas and bounty hunters, princesses and pirates.


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When A Player Gets Old
by Shelly Brown
'I wish I had met you 10 years ago," my lover cooed, after our love-making session, in that unmistakable coquettish tone that lets a guy knows he "done it right". As she squeezed me tightly in her arms, I realized that a decade ago she would not have touched me with a bargepole. Alas, I was a lout who thought love was a humbug commercial spaceship and had qualms about going down on a woman.
However, I fully understand that her wish to turn back the hands of time is expressed out of sheer frustration about her fear of being caught. For hers is a double life that is spent on borrowed time, guilt-ridden pleasures and cryptic SMSs that would make the Fibonacci code seem amateurish! Indeed, the love of my life is spoken for. She is the "regimented wife" of another man.
Obviously, we are both aware of the hazards of being involved in a "generally corrupt relationship" (to use Justice Squires's apt phrase) that flies against every social or religious convention. Hence, it was with great pain and emotional trauma that we indulged the feelings of our hearts. Personally, I was reluctant to engage the vagaries of the heart because such relationships can get ugly when the other party finds out. Also, in certain societies, the lure of a forbidden fruit often results in the loss o f a dangling appendage. In fact, this triangular love affair would be easier to handle if it was inspired by mere carnal gratification rather than the fact that we love each other deeply.
Still, those who experience love as a second-hand emotion will be quick to jump on their moral high horses and spew reproachful recriminations about something they cannot fully fathom. In fact, these philistine advocates of moral ambiguity will perpetuate the idea that a heart is merely for pumping blood and nothing else. They will conveniently espouse the silly notion that a man can be taught how to have an erection. To these people only a mind that has snapped can get romantically involved with somebody w ho is stuck in a wheelchair. Only a sick, twisted mind can make one fall in love with a person who is HIV-positive. Moreover, the idea that two people can hook up on an online dating service and fall in love with one another is fanciful imagination. Yet we know that these things happen because, as one sage summed it, "when Cupid strikes everyone is a fool".
Mind you, most of us dream of getting attached to somebody who is not only agreeable but loves us more than we love them. I am more convinced every day that she is the one for me. She fills me with such blissful contentment that whenever I am in her presence I find myself experiencing what the mystical writer Paulo Coelho referred to as "the desire to be in one place forever".
We can talk about everything under the sun and seem to connect on the Shakespearean standards of a "marriage of true minds". And because of the limitations of borrowed time and lack of a proper tryst, we have discovered the mind-blowing beauty and art of telephone sex. Methinks, only a telepathic understanding can make a woman reach her sexual peak on mere hypnotic suggestions.
However, nobody really knows what tomorrow holds for us. Of course, I would love to make an honest woman of her. I would like to engage in a relationship where a hug, a kiss and a telephone call are not pilfered on the incidental absence of the husband. But, quite frankly, I am not naďve enough to imagine that she would forsake the commitment to her husband for this great thing we have going. As Ingrid Bergman demonstrated in the classic cult film, Casablanca, women are very practical. Women would rather of fer fidelity to a dull man who provides them with security than be with a stud whose illicit love makes them reach dizzying erotic heights.
I live with the painful apprehension that, with my rotten luck in love, I may end up clutching feathers while the bird has flown away. But I find comfort in the expression that even if the worst happens, "'tis better to have loved and lost than never to have loved at all".
Thus, like an out of form batsman who suddenly finds boundaries where single runs are usually located, I will milk this love for all it's worth!


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Garcelle Beauvais
Miami Norland High Class of 1981
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3450 st elzear ouest, Chomedey, Laval-North-Shore, H7P 4K1
Chomedey Apartment for rent #3450zzzm located at:
- Rent: -
- Bedrooms: 1
- Bathrooms: 1
- Lease Term: Yearly
This property is not available for rent.
Apartment Rental Information - #LID: 3450zzzmNEW CONSTRUCTION - Apartments for rent ST West, LAVAL 3.5 Elzéar free beginning may 2019 (from $1090) * available on the ground - floor.
Services included: intercom system entered each included home appliances unit (stove, refrigerator, washer and dryer) washer-dryer balcony lift janitors surveillance camera residents terrace rooftop Services available : indoor parking space storage in proximity of the Center Commercial Fairview Point Claire, Pharmaprix, Canadian Tire, Walmart, banks, complex sports, parks, restaurants and other. Kuper Academy High School and College Charlemagne, St Anthony primary school nearby.
The building is managed professionally in a friendly, convenient, quiet and safe area. Concrete building, soundproof and clean. Bright and spacious accommodations. Operated and DECLAWED cats are accepted, no dog.
All you see are as a model.
Call or send SMS Asarah or Williamsau 450-600-2336
- Lease Term: Yearly
- Bathrooms: 1