Evict a 6 year tenant?
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Evict a 6 year tenant? (by Roy [AL]) Jun 5, 2024 10:21 AM
       Evict a 6 year tenant? (by jonny [NY]) Jun 5, 2024 10:35 AM
       Evict a 6 year tenant? (by Sisco [MO]) Jun 5, 2024 10:36 AM
       Evict a 6 year tenant? (by jonny [NY]) Jun 5, 2024 10:37 AM
       Evict a 6 year tenant? (by Oregon Woodsmoke [ID]) Jun 5, 2024 10:39 AM
       Evict a 6 year tenant? (by WMH [NC]) Jun 5, 2024 10:43 AM
       Evict a 6 year tenant? (by LisaFL [FL]) Jun 5, 2024 10:43 AM
       Evict a 6 year tenant? (by RB [TN]) Jun 5, 2024 10:48 AM
       Evict a 6 year tenant? (by Small potatoes [NY]) Jun 5, 2024 10:54 AM
       Evict a 6 year tenant? (by Roy [AL]) Jun 5, 2024 10:57 AM
       Evict a 6 year tenant? (by zero [IN]) Jun 5, 2024 11:44 AM
       Evict a 6 year tenant? (by Ray-N-Pa [PA]) Jun 5, 2024 12:09 PM
       Evict a 6 year tenant? (by Jim [CA]) Jun 5, 2024 12:34 PM
       Evict a 6 year tenant? (by Bonanza [NC]) Jun 5, 2024 12:39 PM
       Evict a 6 year tenant? (by Bonanza [NC]) Jun 5, 2024 12:41 PM
       Evict a 6 year tenant? (by Busy [WI]) Jun 5, 2024 2:17 PM
       Evict a 6 year tenant? (by Roy [AL]) Jun 5, 2024 3:00 PM
       Evict a 6 year tenant? (by DJ [VA]) Jun 5, 2024 3:41 PM
       Evict a 6 year tenant? (by Roy [AL]) Jun 5, 2024 6:34 PM
       Evict a 6 year tenant? (by 6x6 [TN]) Jun 5, 2024 8:28 PM
       Evict a 6 year tenant? (by 6x6 [TN]) Jun 5, 2024 8:31 PM
       Evict a 6 year tenant? (by zero [IN]) Jun 5, 2024 9:39 PM
       Evict a 6 year tenant? (by Roy [AL]) Jun 5, 2024 9:57 PM
       Evict a 6 year tenant? (by plenty [MO]) Jun 6, 2024 7:15 AM
       Evict a 6 year tenant? (by Roy [AL]) Jun 6, 2024 8:34 AM
       Evict a 6 year tenant? (by S i d [MO]) Jun 6, 2024 10:11 AM
       Evict a 6 year tenant? (by WMH [NC]) Jun 6, 2024 10:22 AM
       Evict a 6 year tenant? (by Roy [AL]) Jun 6, 2024 1:29 PM
       Evict a 6 year tenant? (by ken [NY]) Jun 6, 2024 4:12 PM
       Evict a 6 year tenant? (by Phil [OR]) Jun 6, 2024 5:44 PM
       Evict a 6 year tenant? (by 6x6 [TN]) Jun 6, 2024 5:54 PM
       Evict a 6 year tenant? (by Roy [AL]) Jun 7, 2024 2:09 PM
       Evict a 6 year tenant? (by mapleaf18 [NY]) Jun 7, 2024 5:05 PM
       Evict a 6 year tenant? (by ken [NY]) Jun 7, 2024 5:14 PM
       Evict a 6 year tenant? (by Plenty [MO]) Jun 7, 2024 5:20 PM
       Evict a 6 year tenant? (by WMH [NC]) Jun 7, 2024 5:27 PM
       Evict a 6 year tenant? (by BRAD 20,000 [IN]) Jun 10, 2024 1:00 AM
       Evict a 6 year tenant? (by Roy [AL]) Jun 11, 2024 1:00 PM

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Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 5, 2024 10:21 AM
Message:

6 years ago, I rented a house to a lady that had 4 teenage children living with her. Those teenage children had service type jobs and were helping their mother pay rent and other monthly expenses. Back then, full rent ($700) was always paid on the 1st.

Two years ago, I learned that all of her children had moved out and are working and living their own lives now. My tenant called me to discuss the situation and I told her I could put her a bi-monthly rent payment plan, similar to the one that Brad20K uses. That worked out okay for about 6 months until she lost her job. She has another job now but not making her old higher salary.

On June 1st, she called with her usual first of the month sob story about how tough it is to pay rent (which is now $800/month) and wanted me to devise another rent payment plan, which I am not going to do anymore. I told her I wanted full rent plus late fees paid by the 7th. I doubt she will follow through with this.

So, my question is: how would YOU handle this situation? I already know what I am going to do here, but what would YOU do?

--71.207.xxx.xx




Evict a 6 year tenant? (by jonny [NY]) Posted on: Jun 5, 2024 10:35 AM
Message:

You've told her what you wanted/needed (payment in full with late fee, etc by a certain date). If she follows through with that... fine. If she doesn't, serve and move forward.

If you can serve and it follows the "verbal" that you told her I would do that... if it doesn't, then you can wait until the 8th and serve. I know most likely she (or any other tenant) typically say one thing and do something else and they don't seem to care so if you want to go against your word and move forward with the "legal" aspect then so be it. I (personally) am more of a "my word is my word" and if I told her she had until the 7th, that's what I would do is wait... THEN I would move forward with the legal aspect (pay or quit notice, etc). --69.201.xx.xxx




Evict a 6 year tenant? (by Sisco [MO]) Posted on: Jun 5, 2024 10:36 AM
Message:

Non renew unless she fails to pay; in which case evict.

I find it helps my operation to fire my worst tenants each year. --149.76.xxx.x




Evict a 6 year tenant? (by jonny [NY]) Posted on: Jun 5, 2024 10:37 AM
Message:

Another point... it doesn't matter how long they have been there. one month or 10 years... if they are not paying or following the rules then they need to be reminded who is in charge.

This is a business. --69.201.xx.xxx




Evict a 6 year tenant? (by Oregon Woodsmoke [ID]) Posted on: Jun 5, 2024 10:39 AM
Message:

You can either adopt her or give her notice to vacate.

You might have to evict her since she can not pay your low rent, so she won't be able to afford anything else, either. So be prepared to do that.

Perhaps she will have some luck and her kids will kick in a little rent money since the landlord is getting balky about supporting their mother and is tired of supporting her. So give her the notice to pay or get out and maybe her kids will copme through for her.

Keep in mind that it appears that she will never be able to pay the rent and summer is the best time to have vacancies. --76.178.xxx.xxx




Evict a 6 year tenant? (by WMH [NC]) Posted on: Jun 5, 2024 10:43 AM
Message:

Life is too darn short for me to adopt someone else's stress...I have my own, and my kids, and my grandkids...can't pay? Move.

I just found out we can finally EFILE for evictions here! Whoo hoo no more hour-long round trips to the courthouses (both counties where we own.) However...I haven't evicted anyone in a long time so don't need it right now. But it's there if I ever do. --173.28.xx.xxx




Evict a 6 year tenant? (by LisaFL [FL]) Posted on: Jun 5, 2024 10:43 AM
Message:

I would move her along. It’s clear she can’t afford the rent and you are just prolonging things and setting her up to struggle if you delay. --24.236.xx.xx




Evict a 6 year tenant? (by RB [TN]) Posted on: Jun 5, 2024 10:48 AM
Message:

"I already know my answer"

but I'm gonna start a round table discussion anyway

because the Cats are away and the Mice will play. --69.130.xxx.xxx




Evict a 6 year tenant? (by Small potatoes [NY]) Posted on: Jun 5, 2024 10:54 AM
Message:

Is there a chance her paychecks will allow her to catch up now that she's working again? If not you already have your answer. --172.56.xxx.xxx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 5, 2024 10:57 AM
Message:

3 months ago, I had a talk with her and I told her you are living in a house that you can no longer afford. Her misguided response was "I love this house and I hope to buy it from you someday". I told her, "your water service has been suspended for non-payment,...doesn't that tell you something?"

--71.207.xxx.xx




Evict a 6 year tenant? (by zero [IN]) Posted on: Jun 5, 2024 11:44 AM
Message:

Lack of rent and lack of utility service are two prime reasons to evict for me.

You might be doing her a favor by getting rid of her now. Maybe one of the kids will take her in until she finds a cheaper place to live.

Plus what will market rent be when you rehab this one? --107.147.xx.xx




Evict a 6 year tenant? (by Ray-N-Pa [PA]) Posted on: Jun 5, 2024 12:09 PM
Message:

File and provide a list of helping resources that might get her catch up - but that is only half the problem. She needs a long term plan --24.101.xxx.xxx




Evict a 6 year tenant? (by Jim [CA]) Posted on: Jun 5, 2024 12:34 PM
Message:

Sorry, but I have a mortgage to pay. This is you 30 or b60 day notice unless it is pay or quit time. --99.23.xxx.x




Evict a 6 year tenant? (by Bonanza [NC]) Posted on: Jun 5, 2024 12:39 PM
Message:

She won’t be able to make the rent. Follow through with your standard protocol. Stop the bleeding before it becomes severe --174.203.xxx.xx




Evict a 6 year tenant? (by Bonanza [NC]) Posted on: Jun 5, 2024 12:41 PM
Message:

It’s a good thing. She has four children. Hopefully she can stay with one of them. --174.203.xxx.xx




Evict a 6 year tenant? (by Busy [WI]) Posted on: Jun 5, 2024 2:17 PM
Message:

Just went through this with a tenant. My rents are ‘affordable’, and my tenant was ‘over-housed’. Turns out one of the kids wasn’t quite ‘out’ and has been kicking in for rent again. Or something. All I know or care, is current rent is being paid on time again. But, I was ready if it took going to court. --172.59.xx.xx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 5, 2024 3:00 PM
Message:

RB,

I love round table discussions with other landlords, especially at a Mr. LL convention. Have you ever been to one of those? I have attended 5 of them. Just to meet and talk with Brad20K is worth the price of admission. --71.207.xxx.xx




Evict a 6 year tenant? (by DJ [VA]) Posted on: Jun 5, 2024 3:41 PM
Message:

What I would do:

3 months ago, when I found out her water was shut off, I would have started the legal process to remove her. No point in dragging it out. --174.47.xxx.x




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 5, 2024 6:34 PM
Message:

DJ,

Since water is a necessity, down here the water dept. allows deadbeats to pay $15/week towards their over-due water bills, which could be in the hundreds. When the $15 is not paid, the water is cut off and a reconnect charge ($60.00) to remove the padlock is added to their over-due running total. I feel sure my tenant has water now but I was just trying to make a point with her once I saw the disconnect notice on her door.

My few tenants who can't manage money, it is common to have their water or power disconnected (and re-connected) several times during any given year. --71.207.xxx.xx




Evict a 6 year tenant? (by 6x6 [TN]) Posted on: Jun 5, 2024 8:28 PM
Message:

DJ seems to be the only one that caught your question.

I'm still learning so I best not answer.

Why do you rent to these type tenants?

This is the reason that I don't think, putting someone who is struggling, on a pay-day plan works. It just pushes the problem out in the future but does not remove it. --76.129.xxx.xx




Evict a 6 year tenant? (by 6x6 [TN]) Posted on: Jun 5, 2024 8:31 PM
Message:

Oh, and I meant to ask, if you like Brad's teaching, and you have implemented his pay-day plan, why do you not implement his zero tolerance? --76.129.xxx.xx




Evict a 6 year tenant? (by zero [IN]) Posted on: Jun 5, 2024 9:39 PM
Message:

Had a tenant who got the electric shut off so many times that the main breaker failed. Not once but twice. Ended up arcing and ruining the copper busbar. I had to replace the entire breaker box after that.

I told her that if she had the electric shut off again she had to move. It happened and she bailed. I still had to file for eviction and damages.

Now my lease states if they have any utility shut off it is a lease violation and cause for eviction. Rarely does one get the utils shut off and then keep up after. --174.207.xxx.xxx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 5, 2024 9:57 PM
Message:

6x6,

I have only used Brad20K's pay day on a few tenants and it does work for awhile but then something happens. So, instead of being late on the first payday, they are now late on payday #2 also. So, I end up chasing rents and additional late fees at various times of the month. I have completely stopped all pay-day rent plans I may have experimented with at one time or another.

I do practice my version of Zero Tolerance with any tenant that has been with me for 1 year or less. I keep all of my 1st year tenants on a tight leash. After one year, I may ease up a bit depending on the tenant's past payment history. With my 6 year tenant, I have been trying to talk her into leaving peacefully, however, she is stubborn and I may just have no choice but to evict her. She does pay rent every month, but it has been on her terms and not mine. --71.207.xxx.xx




Evict a 6 year tenant? (by plenty [MO]) Posted on: Jun 6, 2024 7:15 AM
Message:

Not really an eviction (yet) just give notice to pay or quit. --172.59.xx.xxx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 6, 2024 8:34 AM
Message:

Plenty,

I need to give her a 30 day Notice to Vacate. If she does not vacate, then filing for eviction would come next. At this point in time, collecting rent is not my main priority anymore but getting her to vacate is. I want her to take whatever rent money she has now and go pay it to another Landlord as her deposit. I doubt this is going to happen though. --71.207.xxx.xx




Evict a 6 year tenant? (by S i d [MO]) Posted on: Jun 6, 2024 10:11 AM
Message:

My written policy is to evict if not paid in full by the 7th day past the due date. So that's what I always do.

What does Roy's written policy say? --24.234.xxx.xxx




Evict a 6 year tenant? (by WMH [NC]) Posted on: Jun 6, 2024 10:22 AM
Message:

I just noticed that RB/TN doesn't ever really post anything helpful at all. Ever. I thought the snarky comments were just to me but then I randomly searched and realized they never post anything of worth to anyone. I'm not even sure they own property or are a landlord.

Does anyone know them in RL? --173.28.xx.xxx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 6, 2024 1:29 PM
Message:

Sid,

If this was 1st year tenant, I would file for eviction. However, since this tenant has been with me for 6 years and has paid rent for all of those 72 months, I want to play this one different and try to avoid a very costly eviction if at all possible. A 30 day Notice to Vacate will give her an opportunity to move out on her own terms instead of a court ordered move out. However, if she does not move in 30 days, then I will have no choice but to file for eviction. On side note, she is living in a large 3/1 house of mine that could rent for $1,200/month in today's market.

WMH - I have noticed the same thing about RB of TN. He loves to attack me with his sarcastic remarks about every post I make here. I am sure he will have something sarcastic to say about what I am writing now. --71.207.xxx.xx




Evict a 6 year tenant? (by ken [NY]) Posted on: Jun 6, 2024 4:12 PM
Message:

Roy, so they havent paid rent so you are going to give them 30 more days to not pay rent? you know they wont move on there own so why dont you just get them in court? --74.77.xx.xx




Evict a 6 year tenant? (by Phil [OR]) Posted on: Jun 6, 2024 5:44 PM
Message:

Sometimes good tenants turn into not so good tenants---or even bad tenants......

Treat everyone the same...no pay, no stay

you have to or you will run into problems with fair housing --76.138.xxx.xxx




Evict a 6 year tenant? (by 6x6 [TN]) Posted on: Jun 6, 2024 5:54 PM
Message:

Thank you, Roy.

WMH, on my post "appreciation" on June 2nd, RB gave me some good examples that helped. --76.129.xxx.xx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 7, 2024 2:09 PM
Message:

Ken,

On Monday, I will post two notices on her door. One will be a 7-day P/Q notice and the other will be a 30 day Notice to Vacate. Now, if she pays rent, that will cancel out the 7-day P/Q notice but it will not cancel the 30 Day Notice to Vacate.

Am I making any sense here? I want her to vacate even if she does eventually pay May rent. --71.207.xxx.xx




Evict a 6 year tenant? (by mapleaf18 [NY]) Posted on: Jun 7, 2024 5:05 PM
Message:

She can no longer afford to stay there so she needs to go; it will be in her best interest to do so. Alabama is very LL friendly so I would non renew/evict her.

--64.246.xxx.xx




Evict a 6 year tenant? (by ken [NY]) Posted on: Jun 7, 2024 5:14 PM
Message:

Roy, that make perfect sense. she wont pay but now you have that covered --74.77.xx.xx




Evict a 6 year tenant? (by Plenty [MO]) Posted on: Jun 7, 2024 5:20 PM
Message:

Pay or quit notice. Pay with in five days or quit. Some states the quit part shall be from a rent paying date. Not sure what your state is or what was the last day to pay rent. Re read your paper work i.e. lease --172.59.xx.xx




Evict a 6 year tenant? (by WMH [NC]) Posted on: Jun 7, 2024 5:27 PM
Message:

Luckily, in NC, if you file for "breach of lease for failure to pay rent when due" instead of "failed to pay rent" (two different boxes on the form) paying rent does not stop the eviction if you don't want it to.

If you don't have a written lease, you have to check the second. But if you have a lease, then they indeed breached it by not paying rent.

So you can collect past due rent and still evict them. It's my understanding, though, that you can't collect rent going forward. So you collect past rent for May, and probably June by the time you get the case going, but if you collect for future months the judge will likely rule against the landlord. Unless they have other charges to throw on there too. --146.70.xxx.xx




Evict a 6 year tenant? (by BRAD 20,000 [IN]) Posted on: Jun 10, 2024 1:00 AM
Message:

Roy,

There comes a time when good residents are no longer good residents. It's usually a slow evolution so the LL does not notice until it's a big hairy problem.

Management means making the tough decisions BEFORE they get big.

"Work with me" = PayDayPlan.

If she cannot keep up with weekly rent she needs to fins a place she CAN afford.

I would help her move out to avoid eviction on her record.

"Mary, It's time to go before this turns into an eviction on your public record. Once filed it will be early impossible to find a new home."

FWIW We have moved decent renters into lower priced homes they CAN afford. Get a fresh application if this is a possibility.

BRAD

--73.103.xxx.xxx




Evict a 6 year tenant? (by Roy [AL]) Posted on: Jun 11, 2024 1:00 PM
Message:

Brad20K,

I agree with everything you said. 3 months ago, I tried in vain to get her to look for less expensive houses or apartments to move to. However, that did not work. I posted the notices on her door yesterday. I thought she would have called me by now, but nothing. I would assume her cell phone is dead due not being able to afford those expensive minutes she buys on cards. --71.207.xxx.xx



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