Send a notice of non-renewal to the bad tenant? I mean...how else?

Send a notice of non-renewal to the bad tenant? I mean...how else?

There is nothing you can do to prevent someone from spitefully damaging your property. Just have before & after inspections and charge ALL tenants - for any damage.

IF, IF, IF, you REALLY, REALLY would like to keep the one:

Give proper notice to all the Tenants on the current month-to-month rental agreement that it will not be renewed.

Let them know that they are welcome to apply as individuals, if they want.

Follow all normal procedures for returning possession, evaluating damages, sending deposit accounting, etc ad they leave.

Follow all normal procedures for screening, deposit, etc for anyone who qualifies.

You may want the one to stay, and she may want to. But, don't let her control the process in any way - including "storing" items on the property in between move-out & move-in. That would not give you clear & clean possession and the ability for proper inspection and turnover. She can keep her possessions in a Haul truck or similar for a day or 2 while she sleeps at a hotel of friend/relative's place.

If the "good" one balks at any of this - or needing to pay for damages - look for someone else. She needs to accept the consequences for taking on a roommate she didn't know. This drama and turnover hassle/expense may be seen as your lesson/consequences for renting to roommates who don't know each other, too.

But, before going to all this: Have you given proper notice of whatever clauses of the rental agreement have been breached & had the chance to see if there may be behavioral change? Stand tall, be confident, firm, matter-of-fact, and business-like. If you are in charge, the offending party could realize they are not & back off some. You must at least attempt to enforce your rental agreement & certainly properly document everything.

I had a very similar experience years ago. My lease has a clause stating if one gives notice, the notice applies to all on the lease.

MTM is great. Give notice of non-renewal and get them both to leave.

If you want the other tenant back you rent the place to them, but they have to go in the mean time.

All of this is after you explain the rules to the tenant. Maybe they will convince bad tenant to go on her own. Doubtful tho.

Tenants not getting along is not my problem, until they start bothering the tenant in another unit.

Oreo, great idea! Just added this to my rental agreement.

Going through this now, 4 years ago we had an awful tenant, lots of damage. Renovated, new carpet, paint, new fridge, lots of repairs. State trooper and "partner" with bad drug history. One good landlord reference and one bad. I against my better judgment rented to them and police officer lost her job with them almost immediately, and they did stay and pay for these 4 years but druggie came up PG, and responsible one left.

Because it is further away than most of my rentals we hadn't been checking on it and they had turned one acre into a farm with pens everywhere, so I can imagine how the new carpet looks. Probably will replace with sheet vinyl. They also had drilled holes in several places putting cameras all way around because of former owner neighbor.

I keep saying to myself that they paid more in rent than I paid for it, but we're not able to work like that anymore so maybe this time will sell.

The good one always leaves you with the bad one.