Besides having to sit out in the hall beside our tenant for almost an hour before the case came up, it went very well.

I had all my papers organized and ready, she looked at the photos of before and after as well. There was a little back and forth and I am glad that I had taken the time to list the payments and dates for the last 3 years so the Judge could see how hard it was to keep up with. We got the 2 months rent and the damages amount so that will show on the record. We will still be losing on damages, as no way to tell the labor yet. It looks bad enough on her record as it is.

Like Ken, I use that really awkward one hour meeting time to set the stage for the exit.

LL- Do you have rent money?

T- No- not for you.

LL- Well then it is clear you need to find a new place where you can try and live for free, but this isn't the place.

T- What are you trying to say?

LL - We need to work together to get you out of this place. We can do this together or the judge will tell you to do it and you be alone. So, what do you need to leave?

Indeed though - Akward

Had a tenant say she was going to counter sue me. The judge said she missed that window but could bring up a suit after if she felt the need.

That made her angrier and she said she was going to do that AND add the judge in on the suit as well.

$3,035.00 total. I've been defriended on FB. I know most of you are not friends with your tenants. It is better not to be because, they don't say "Never rent to friends or family" for no reason.

This girl has lied to us so many times we just want her gone. No need for any of us to pretend how we feel at this point.

It was better not to talk before court, she had no defense for not moving out, just doesn't want to.

I also went to court this week. Tenant stopped paying rent two months ago. He actually showed up (surprise!) and handed me the key as I walked up. Taking free rent until the very last minute...

The magistrate said that since he'd returned the key, he wsn't going to issue the writ of restitution. I pointed out that I hadn't been able to verify that he was actually out or that this was really the right key. The magistrate responded that he'd stated under oath that he had moved out.

"And what if I go there this afternoon and he's still there?" I asked. "The police will tell me that it's a civil matter and I have to file an eviction. Where can I access a document that shows his statement under oath that he has moved out?"

The magistrate started to get a little flustered at that point and muttered something about how the record would be filed with the clerk of courts. I wasn't going to argue the point, because a) I'm sure I'll be in his courtroom again and b) I was pretty confident that this particular tenant truly had moved out. I just wanted to establish precedent for the future.

In practice, I think I'd take the chance and lock someone out who moved back in. Then if they sued me for illegal eviction I could figure out how to pull up the original court record. Anyone here have experience doing that?

We have a pretty good online court system in our state.

It does not show all the fine details tho. I am going to inquire about getting the minutes of the case. Since they are not online I have to wonder if they store them a different way, or if they just delete them once a case is finalized.

I think it is interesting that they keep everything presented for evidence. They kept my original lease, tenants rights packet, list of payments and dates for last 3 years (to show how sporadic and partial it was to keep up with) all copies of photos, letter and proof of mailing, etc.

I read online in Va, only about 2% of general district court cases are appealed to the Circuit Court. But it is a completely new case. whole thing heard again, so I hope I can get my stuff if I need it.

I provide copies only.

Never had a problem with that.

Enjoy the beach. You have the right thought process. No need to ponder on things you can not change.