OK, I get one more message from my tenant this morning saying she needs her bed and washer and dryer, and let her know a day and time so she can come get it. She hasn't removed anything from the mobile home! Husband just got possession back from deputy and has help to unload the house. I advised her that they were setting everything out in the yard and she had 24 hours to get it. She had been told all of this and she chose to go to a fun function with her BF and kids Saturday. So we're left to deal with this. I wish I could beat her sorry @$$ black and blue, I am so mad.

WHY are you still communicating with her?! Are you craving drama? Multiple people here have told you to CEASE ALL COMMUNICATION, but yet you keep stoking the fire.

Time to change or add to your rental agreement that any items left on the property will automatically become the property of the landlord without compensation. In addition, any cost landlord has to remove and/or dispose of said items is guaranteed to be paid by the tenant either from deposits or separately .

Just make it legal per your state.

Then if it runs more than any deposit or the deposit does not cover all your losses, there is small claims court.

Talking with her is just causing you additional turmoil. The judge gave you the place. Junk the stuff and be done with it. Make sure that she knows if she shows back up on the property you will have her trespassed.

Actually, you should have said that before as now you should have her blocked. If you are worried for your husband then there is another reason to not talk to the deadbeat.

Vent all you need to, but follow simple procedures to avoid adding to the venting list.

Most of the people on here have good advice. I know I have been on the good and bad side before. You have to learn and then you have to follow thru.

Did you get a dumpster or call any places that pick up furniture and clothing? Those are your priorities if you want to get the place back on market.

So you do not have legal possession yet?

If that is the case then she can go in as she pleases.

You can't take anything out until you have legal possession of the property.

I would think you have to exercise reasonable care in storing this junk until the required amount of time has passed.

In Pa we are fortunate as we have ACT 129 to fall back on for what the timeline is exactly. If you don't have that clear outline in your state, the more you say will be held against you.

If I left stuff at the curb the town would fine me, or at least threaten to.

Makes no sense that you get possession but have to move the junk twice.

I understand that every place is different but some of these rules make no sense at all.

"So I asked he why hadn't she believed what I told her?"

Why on earth did you ask her that? Too much talk! Be professional and detached. It's done. She's already been told to get what she wants or it will be trashed. No more discussion.

Congratulations on finally getting possession.

Absolutely too much "too late" communication. Stop!

You do NOT need to store it for any amount of time.

You only need to move junk to the curb until trash pickup day here - the city truck will come by and get it.

If you need to pay for county disposal service, then I guess a dumpster makes sense. Typically, anything of any value is gone to the neighbors faster than 24 hrs.

HIRE muscle to clear it out - it is not worth your or your husband's health to do it yourself and it will take too long. Charge HER for the cost.