I'm tempted to advise my tenant I gave 30 days notice to vacate: "If you don't leave and I have to take you to court, I am going to add your BF to the complaint as I have proof that he is living there."

IDK if it would be effective or not, he is not on the lease but in the past when I advised Deputies of that and I was trying to get a troublemaking drunkard BF out, Deputies advised me that if he was living there, he WAS a tenant.

The courts tend to side with the tenant no matter which side they are on.

My proof is:

1. Neighbor knowledge.

2. BF comments on social media that new baby is not happy unless in "mamas and daddy's" bed.

3. DM from BF saying he is going to bring the rent by for her.

I have screen shots of the info printed off. Will it fly in court to prove he is a tenant? He has a state job and I can collect from him if I get a judgment, she cleans houses on her own so no way to collect, she doesn't keep a bank account long.

Trying to avoid the trouble and expense of eviction, if she leaves on her own so much better for both of us. It's 25 miles from us so IDK for sure, but neighbor is also my tenant and she has been advising me as this tenant's children have been bothering her and she is probably glad if she leaves too.

If you know or THINK someone lives there, even if they aren't on the lease and you know their name... then put them on the list.

In NY they claim you are suppose to or they could claim they live there and it's "thrown out" yet you aren't allowed to say "et el" or whatever. On the forms though, it does state "and any others occupying, residing, etc" (there's more but I don't recall the exact wording they have) so I don't really understand why they then turn around and state that.

I was in court a few months ago and one tenant got the case thrown out because the landlord used a different name than what the tenants was (even though that was the tenant and she was the one that signed the lease). Interestingly enough it sounded as though the tenant "changed" her name (or something) and the property changed hands in the mean time... and for whatever reason.. .the judge threw the case out. Had to start all over.

With all that said... what exactly is the negotiation tactic by putting his name on it too? If you want the tenant out.. .serve them. If you are just "threatening them" then they will figure that out too and just play the game with you.

Just be prepared to present FACTS to the judge. He/she will not care about your opinions. So what specific prove do you have that someone is no longer a guest and are now an occupant.

If you send that you are creating more drama for yourself.

Just plan on the eviction. The money it costs is worth less drama. You can't rehab and re-rent the place with her in there, so start moving in that direction.

History has proven that if you wait, you pay more.

We have only sent one text on the 23rd advising that we'd be there on the 1st to secure the property after they move out. No reply or response.

This a.m., I receive a message from the BF saying they just got the letter on Saturday and that isn't enough time. I did not reply as he is not a signer on the lease but he admits it is their family home. He was offering to pay rent, again, I did not reply.

I did message her and said he had messaged me with the news of not getting it and I informed her that a copy of the letter had been posted on the door on 03/30/26 and a photo was taken of it. I had a receipt of mailing from USPS for the same day and mentioned the text of 04/23/26.

Spend the coin on the eviction.

Get in line before the rush.

I always encourage folks by advising them of the outcomes if I see they aren't complying. I'll point out that an eviction will be on their public record for future landlords to see and that the court will award the state mandated holdover penalty of 2X rent if they aren't out on time.