Here is a first for me. A M2M tenant gave me notice on 10/14 that she would be out on 10/31. Of course that is improper notice. Her notice was actually effective for 11/30.

Now she says she will be out on 11/1 and wants to do a walkthrough on that day. (I do have a move-in checklist on file).

I doubt she will pay rent on that day as she will be handing over the keys. She will most likely use the argument that I should use the $1000 security deposit for rent. The tenant can't do that according to the lease.

No way will she pay $1000 for a unit that she is moving out of, when I have her security deposit.

There are a lot of unknowns. Will the unit be re-rented next month? If so, when? What does she owe for October utilities? What kind of shape will the unit be in.

Even if it's in great shape the other questions remain.

I will keep the rent and security deposit separate. If she doesn't pay, she will be assessed late fees and her $50 on-time "discount" won't apply.

This will get ugly. I'm ready for the ride! There is always something new in this business.

I don't see anything ugly about this situation . Very easy ...

My first priority is to get a tenant out as early as possible . I do not want to give them any reasons to drag their feet.

Next priority: I do not do move-out walkthrus and MI does not require them. If a tenant asks , I tell them to take pictures for their records.

I agree. I don't really like walkthroughs and rarely do

them. I don't see a reason to do them going forward, especially with an unhappy tenant.

I meant it could be ugly for her.

I might just tack on a late fee and call it good. But if the place isn't rented before December - a real possibility - her security deposit won't cover it.

At that point I would turn it over to collections.

It will be interesting getting this sorted out.

The walk through inspection is only an inspection, you need not price repairs of the deficiencies. Just a guy with a clipboard, paper and a camera.

Sisco, if it is only an inspection, there is zero upside for an LL to do on the move-out day with the tenant present. You have as long as your state gives you for the deposit return to do the inspection.

Boy do I hate having an unplanned vacancy this time of year. Being up in the snow belt, we will start to get the annual pumbling in another three weeks or so. Since that is near when you are getting yours back, I would suggest having the new person sign a 16 month lease so that they are in winter over

Thanks, folks. I have decided to cancel the walkthrough. There is no upside, especially with a hostile tenant.

David, Here in MO, tenant has the right to be present during walk through. I assumed that Jeff was dealing with a similar situation.

Sisco, not here.

I agree with those who've said skip the walk-through, notify them after Nov 1st that rent is late, and sue in small claims for any unpaid amounts.

Like Sisco said, the tenant has the right to be present, but I also have the right to schedule the timing. I usually make sure to do the inspection when they are at work.

I'm the guy with the clipboard and camera. "Just the facts"... I do not discuss deposit refunds or charges. "I'm just here to take pictures and notes."

I'd call after the inspection is complete and let her know that the rent for Nov is due. If she doesn't pay, just turn it over to collections and move on. Bill the deposit for late fees, Early Lease termination fee, unpaid utilities, etc. That should use up most or all of the deposit and leave her owning rent, which if you can ever track her down is easy to prevail in court if you can get her served papers.

Btw, I suggest adding this to your lease (taken from mine, word for word) and it would apply to your early move out.

Hoosier, well said. I have never had someone move out on the day the rent is due. It's not a big deal. My collection agency is pretty aggressive.

S i d, I hear you, but my buildings are master-metered.

Thanks!