hey guys thanks in advance for any help and sorry for the long rant but here it goes...

I got a call tonight from a friend saying hey you have two cop cars at one of your rentals...when I get the message I call my buddy who works in that dept and he tells me that one of my tenants(there is a married couple and her sister living in the home)he has passed away from an overdose.

I would just take a deep breath, and not do anything. If these have been good tenants paying on time and no problem, there may not be anything you have to deal with. If they become late on payment, then you have to consider talking with them and eviction.

If they have the income to continue what would be your grounds to evict if there is no drug dealing? Are the remaining tenants on the lease?

Silly terms like "reached out" aside, it's surprising that people are mentioning eviction. It seems many here don't know what the term means.

An eviction is a legal action designed to remove a tenant from a property (forceable entry detainer) and return possession to the owner or their agent. You can't just evict someone because you feel like it.

If a tenant hasn't paid rent, they must be given time to cure that deficiency. If they have violated curable tenets of the lease they must be warned. If they have committed a crime that has to be established and they must be served.

We've had two tenants die of overdoses. First one the neighbor called, but the BF and family were handling things (a young mom, sad...) I didn't push, they told me they would be out by end of month and would clean and they did. I withheld the security deposit to pay for next month's rent. Got a call from attorney asking if I could refund half the deposit as a good faith effort and I told him I had allowed her to move IN with only half the deposit and let her pay payments towards total (long time ago - 2009!) so no. I could have had the place rented but didn't want to push the family in their gried with showings and such.

if on the lease or not what's your reason for thinking eviction?

{{{{{{..... If these have been good tenants ..... and no problem,......}}}}}}}

In my world, dying of a drug overdose in one of my units is counted as a problem. These are not "no problem" tenants.

br, you simply have to gather more facts before you know what to do. It could be drug dealing or it could have been a suicide.

No, they aren't going to contact you immediately about a death. You aren't family and you aren't a close friend. They will get around to you at some point.

If you are concerned about the quality of the tenants then file a freedom of information request with the police to learn how many times they have been called to the unit and for what.

br,

As LLs we're a small part of their lives, and lives are messy.

A former worker recently died of an overdose. He'd been clean for 2 years. His blood test showed fentanyl traced to Mexico - elephant tranquilizer.

Start by reviewing their application. Does she work? Adequate income to cover the rent?

A sympathetic call to LISTEN is appropriate. "I just heard. Sorry for your loss. What are your plans?" Just listen.

She is probably still in shock and won't know but at least you have opened the communication.

Forget the stuff about illegal activity. If we knew all the things people do inside our homes we could not sleep at night!

BUT be aware, maybe use your police contact, there is a CHANCE this MIGHT be the tip of the iceberg.

Regarding drug dealing - I am not the police. The official word from our Police Chief is "Dealers have guns and can be ruthless. Let us handle it. "

BRAD

"As LLs we're a small part of their lives, and lives are messy."

That's crazy.

Maybe I'm wrong (I've been wrong a lot lately) but I stop the tenants when they start with problems and treating me like their confessor or family member. I've had to yell in the phone STOP STOP STOP.

I remind them I'm just a LLord and not capable of changing their lives in any way. I tell them to call a family member or clergy or a help line.

My heart does go out to those who die and there family members because no one wants that.

One of my story's is a young man who I've know for 30 years has an alcohol problem. Was in jail has had 3 DUI's and now has to blow into a machine to START his car. I found out that he was stopping and buying a case every day on the way home. I made a point of telling him: Ben with your alcohol problem there is no way a bottle or can of beer should ever touch your lips. EVER.

His sister was in ICU for a week in a coma. She has a 12 month old baby. The day after she came to-- she checked herself out and hasn't been seen or heard from for 6 days now. They think she's hold up with her drug supplier but no one is sure. Left her baby with her mother.

I almost never talk to tenants on the phone and rarely see them at my buildings. When I do I don't know their names much of the time. I am cordial with them at all times, but I know almost nothing about them. I am friendly, but not friends with them.

Last summer I was talking in a hallway with tenant who is a hardcore cyclist. I do a lot of riding and we were discussing our road bikes. That's about as far as it goes.

PS

I work this like the funeral director. Often in times of stress and shock people appreciate a gentle hand to guide them thru the business details... like the funeral director does. "Sorry for your loss. Let's sit down and make a funeral plan."

Also, be aware that what they say now may not be what happens in a week, month, whenever. Many times people make instant changes, move out suddenly, etc.

Just stay close to this situation and be prepared to act quickly.

"small part of their lives"

No we don't get personal with them but we do have a business relationship with them for something very personal to them - their home.

With ZT we don't accept excuses for non-payment of rent.

But rent is not the only part of our business relationship.

People move in and move out based on their personal lives.

Slow down. The tenant just died tonight. If that were me, I wouldn't be thinking about calling the landlord tonight either. They've got a lot to deal with and you need to stay away until after the funeral.

After the funeral, send the surviving tenant a note giving showing sympathy and asking what their plans are. Maybe give them an option to leave without penalties?