20 yr old kid moves into upstairs apartment and turns out to be both a party animal, and a habitual liar.

Though he is at least, paying his rent. He was chosen at the time under Moratorium duress, because his parents cosigned and guaranteed the rent payments when people all over the state were skipping rent with the Governor's blessing.

Well, he's still paying his rent at least. However, since move-in, the neighbors car and fence have been hit in late night drinking and driving, the back garage has been dented.... large numbers of people have been over in late night parties, and occasional reports by neighbors and co-tenants have come in of early morning yelling, loud noise, indecent exposure. Oh and the upstairs reeks of pot.

After hitting the neighbors car he lied and said he didn't- but was caught on their cameras, and the doting parents covered the repair bills.

He also was caught with the fence, and parents paid.

He was not caught with our garage, as we have no cameras yet but are working on installing. So we were left with his denials and guilty behavior, as well as the neighbor, rather angry by this point, swearing "It was him."

But that's not the problem today, and we're not at the eviction struggle stage yet. Its this:

Fast forward to Thanksgiving. I get away for only two days to see family, then get a text from the kid saying "A burglar" kicked his door down, demanded his paycheck, and took off. And he added, "Let me know when you're going to come fix YOUR front door."

He also had, according to the neighbor, called the police while we were out of town, and filed a police report claiming not only that seemingly implausible tale, but adding for the record "And then the burglar backed into the garage door, and took off." Even though we all know HE hit the garage door two weeks earlier.

My questions are these: 1) Does the police report on record with only his story mean anything, because when I went to the station to file my own report, I was told, "There already is one, and if you want to challenge it, you'll have to take him to court."

Secondly, are we to just simply repair every time he parties and breaks something, while he files fake police reports?

We all know what happened- he had given his girlfriend a key, then broke up with her, changed the locks (which we told him was illegal, and managed to get a new key) and lo an behold, the door is kicked down.

One question. Why are you even contemplating not filing eviction ASAP? He's not going to get any better.

Do you plan on training the tenant or are you happy with the tenant training you?

It doesn't matter if it is the tenant or the tenants guest, the tenant is responsible. At this point though, the tenant believes YOU are not getting his message. It is about time you let him know that you are running the show.

>>One question. Why are you even contemplating not filing eviction ASAP? He's not going to get any better.>>

Because I am currently struggling to get 2 other rental unitse online and rented, and He's Paying Rent.

There are realities involving money and income. If he can just hold off on his antics for one more month, I can begin the long and drawn out legal battle of convincing a judge in Illinois to tell him to leave.

Then I can spend more months renovating his apartment and interviewing. See?

Did anyone’s cameras catch anything the night ofcthe burglary? Pay for

I was once drug into a similar situation during the bama recession. PIA tenant - rent paid on time by cosigner. Tenant lied to police via police report. I couldn't change tenant's statement but I could add to it AND make my own report. Two conflicting statements should prompt police ask more questions. They did in my case but DID not bring charges. I had 2 and ultimately prevailed.

... If he can just hold off on his antics for one more month...

Doesn't your lease say something along the lines that the tenant is responsible for all windows and doors no matter how they got broke?

Damages: Tenant agrees to pay Landlord for the cost of repairing any damage for which Tenant is responsible upon receipt of Landlord’s demand therefor, and to pay the Rent during the period the Premises may not be habitable as a result of any such damage. Such damage may include but is not limited to window panes, shutters, or screens damaged by Tenant, filthy ovens, refrigerators, kitchen floors, cabinets or bathrooms, drink stains on carpet, unauthorized paint colors, stickers anywhere including windows, doors, frig, mirrors, ceiling, etc, and lawn, shrubbery or tree damage caused by Tenant or Tenant’s animals

e. Tenant agrees to be responsible for the cost of: all pest control, snow removal, clogged toilets or broken toilets, any broken glass, no matter how it gets broken, any broken door or lock - including storm doors, no matter how it gets broken

Duplexer, have you ever gone to the Mr. Landlord Boot Camp, or a Convention? I ask because you do seem to post a lot of bad tenant issues.

I am in an University/college area (4 to be exact). My point is I understand how young people away from Mom/Dad's house make very poor decisions.

I never accept co-signers. If the Tenant can't make rent on their own, they don't meet my standards. However, instead of co-signer, I list them as additional Tenant. Where they sleep is none of my business. It also means they are as legally responsible as though they do sleep there. In the meantime I would explain to Mom and Dad that you are going to list their name on all legal paperwork, police and court.

I would ask/suggest that neighbors call police for all loud obnoxious behavior, etc. For example coming home drunk and plowing over a fence, if the police had been called immediately, he would have been arrested DUI. Then Mom and Dad get to post bail. In my area multiple police calls for disorderly conduct goes a long ways in an eviction hearing.

As someone else mentioned it is time for you to a "heart to heart" with Mom and Dad. And hopefully you have an Early Termination clause in your lease.

You know it's bad when mom and dad will pay ANYTHING and EVEYTHING to keep their son from coming home to live with them.