I recently went to court to evict a tenant for cause. The end result was both parties agreed tenant would vacate at the end of the month and pay all rents currently due. Tenant demanded that I not enter premises for the remainder of month, which I had no problem agreeing to. Part of the reason I evicted for cause was tenant apparently seriously angered someone in her life and that someone spray painted very nasty and personal words on front of apartment door and wall. As landlord I don't have anything to do with the tenants associations and whoever she angered damaged my property and I demanded she return my property to its original state. Tenant only removed nasty words and performed work badly and refused to do anything else. Tenants association's have nothing to do with me or my property and I should not have to pay to clean up a mess because the tenant pissed someone off. Note, after tenant moved in I found that tenant is one nasty person with a bad attitude and a chip on her shoulder. Extremely toxic person. Just prior to conclusion of court action while in court, judge told all parties to come to an agreement so I started talking to tenant and tenant, in an extremely rude manner, in front of my attorney and the bailiff said not to talk to her. So I didn't. Tenant minimally spoke with my attorney. After court case concluded, a few days later, I went to property to clean up spray paint damage myself. I also checked if tenants car was there first and it wasn't as I was going out of my way to avoid her. However, even though car wasn't, the tenant was. While I was working on repairing damage outside the apartment, tenant called the police and stated I should have noticed her that I was going to be repairing damage and being inconsiderate and harrassing. At this point, I have major confusion. First she tells me not to ever talk to her, then she says I should have notified her that I was going to perform exterior repairs. At this point, I feel like this tenant is attacking and retaliating against me and I am at a total loss and my gut feels like the tenant is setting me up for possible future action. No idea what to do in this matter.

Well she is unhinged and you need to just stay away from the building. I know people like that where they tell you one thing and then something else to win the argument. I think Dr. PHil called the Right Fighters. They have to be right.

Who's the bigger idiot here? Hard for me to tell. First you had a mouth piece you brought with you the ATTORNEY. Why at that point were you talking? Loved the part about you had major confusion? Really major? Really loved how you went out of your way to avoid tenant.

We all know better here. Stop giving us your rehearsed court version.

If this is an apt building the tenant has the right to shut up. YOU have the right to deal with your property. If it continues get a restraining order for civil harrassment against her or charge her with threatening and intimidating if applicable.

I would have told the judge you "can't" talk to her, that's why you are in court. So HE can tell her to get out.

A text notifying her that you would be there is not "talking to her" and that is something you should do. If I heard noise or saw someone outside my door, (especially after such damage incident) I would call police too.

"my gut feels like the tenant is setting me up for possible future action. No idea what to do in this matter."

This is very simple. Do not engage with the T at all. Engage with the courts, the Sheriff, your attorney. Do not engage with her.

There is no need to work on the exterior of her door. Leave the bad words (if they still can be read) and the bad repair job until she is gone.

I agree with everyone else to just simply stay away. However, your argument of "she said not to talk to her" doesn't hold water regarding notice of work performed. Your lease agreement doesn't have a "because she told me not to" clause regarding notices. Also your argument sounds kind of petty too. I'm not sure you're required to give notice when working in common areas though, unless your lease says different. However, if it's a Single-Family residence, I'd give notice before setting foot on a property.

KL,

My simple observation: This is not an unusual situation in a LL/T relationship and you are taking this personally. Can't do that or you will go crazy. Stick to the lease, and keep it all business.

The law is on your side on this. You have an agreement.

(BTW Don't kid yourself. He's not out yet, and that agreement to pay won't happen. You'll have to take them back to court to get your money so get his forwarding address.)

How would YOU respond if someone was taking YOUR home and uprooting your family? THAT's what they see, not the lack of payment.

Stay calm, cool, SILENT, and be patient to ride out the court's decision. The wheels of justice grind slowly but keep reminding yourself they are grinding in your favor, just slowly. You are getting what you want.

(Actually it sounds pretty quick compared to many evictions!)

Right now, review your interactions and make CERTAIN you are presenting yourself to the next res as the MANAGER, never the OWNER and for the safety of yourself and your family do NOT give out any last names, homes addresses, home phone, etc. In this biz your WILL encounter crazies and you must have your personal "firewalls" set up from the moment you go public with a rental.

Take your special someone to lunch and remind each other this is normal and temporary.

Stay Strong!

BRAD

PS

You MUST get around other like minded landlords for support and fellowship. This can be a lonely business and a few nasty evictions can ruin yoru attitude and spirit.

Being around others will lift your spirits (Every LL here has gone thru what you are experiencing) and re-charge your batteries. AND you'll learn how to handle such problems in the future.

Jeffrey's Landlord Boot Camp is in FL and EXACTLY what you need. Nov 9-10 in Orlando.