Sounds like you have a real winner there.

Sorry to hear it.

Offer her a Happy Clause.

I have a phrase that goes along the lines of, "Tenant accepts the premises as-is, since it is currently suitable for living in..." etc.

Do you have something similar?

The condition was hopefully agreed upon in the lease. She can frame the receipts.

The fridge may need service.

Yeah... a few things. I had one that was very similar to this just recently as well. Complained about the hot water (which was fine and actually didn't even have a problem with... I think he turned the water on to take a shower and then just walked around the apartment, "forgot" he was going to take a shower (or something) and then by the time he got in it was "luke warm". Can't even make it up.

Also complained about the fridge (which was also fine) and the washing machine leaking (which didn't ... I was there, ran a full load... no leaks and never had an issue with it and still don't).

I ended up offering him the happy clause which he didn't take.

I would eagerly suggest to the "new" tenant to take this ONE TIME OFFER of "look, you don't seem happy here although you signed this lease and (hopefully you have a move-in condition report that they sign too) this move-in condition report along with pictures and video that I took prior to you moving in. You can leave by the end of the month or sooner... leave the property in the same condition and I will happily provide you with your security deposit back".

If they do NOT take that offer, then they are to abide by the rules of the lease and move forward.

Have them CHOOSE the option and sign/date and return to you.

Take the control. They need to know that they don't get to complain and moan and groan about things that they can clearly see and if they weren't happy about it, that's on them.

I agree with giving a choice between a 1-time happy clause opportunity or follow the lease.

What you saw is what you got.

And I would reference a couple things in the lease like:

" 8. CONDITION / MAINTENANCE.

_____(initial)

A) Condition: Resident has inspected the home, and is satisfied with its condition. Tenant is happy with the premises AS IS, WHERE IS and no further improvements or changes are promised or expected.

General Condition- Tenant acknowledges the premises (including, house, yard, outbuilding and fencing as applicable) is in good, clean order and repair and habitable, and free of pests, at the time of taking possession. Any exception to this is indicated in the attached Move-in Inspection report.

At all times during occupancy of the premises, Tenant agrees to keep the entire premises habitable, clean, in good repair and pest free, and to remove all trash as it accumulates using closed bags placed in the provided trash and recycling receptacles - placed at the street according to the schedule established by the city.

Upon any termination of this Agreement, Tenant will surrender possession of the premises in the same good, clean and pest free condition; not needing any repair-reasonable wear and tear excepted. "

and

" C) Be a good neighbor: Tenant shall not commit any waste upon said premises, or any nuisance or act which may disturb the quiet enjoyment of any neighbors. Neighborhood complaints of noise, trash, unkempt yard, improper parking, unruly children, unruly animals, noisy visitors, arguing, yelling, multiple police calls, are grounds for termination of tenancy. Bad treatment including verbal or physical threats or foul language toward neighbors, repairpersons, Landlord or staff, is grounds for termination of tenancy. "

Now, what did you miss during your screening? Is there anything, in hindsight, that might have given you a warning of this? And how can you possibly screen it out next time? Did she give any indication that she would "settle" for your place, or "I guess it will do" type of attitude. Any criticism of the unit during the showing?

Oh - first I would say thank you for letting me know about the refrigerator. It will be inspected tomorrow between 9:00 and 10:00 AM. I appreciate you working with to me to maintain this unit in excellent condition. (standard, professional & polite response to a maintenance request)

THEN, separately, the above.

Bingo, NE.

Thank you landlords, I followed DJ and Zero of the happy clause strategy. I also like the strategy of JS.

The tenants attitude has changed for the better.

Thank you landlords, I followed DJ and Zero of the happy clause strategy. I also like the strategy of JS.

The tenants attitude has changed for the better.

Tenants complained during a heat wave that my attic insulation was too thin. Instead of having 18-24 inch of thick blow-in insulation, I only had 12". So instead of asking me for a solution, my tenants all ganged up on me and reported me to "Housing, Health and then Building & Safety". I was ordered to resolve this issue.

I met with my tenants and had a meeting on the property. With me was my wife, a semi-retired attorney (no one knew of her job/career history).

We all agreed that I would hire a fully licensed bonded contractor to REMOVE the old insulation. My tenant would fill out a 1 page form with the Gas Company. In exchange the Gas company would install Insulation, rolls of thermal replacement meeting and exceeding code. This was a free service.

Tenants all signed in agreement. I spent over $5,000 per tenant's attic to remove, with certification, all old insulation and vacuum, wash down the area.

NO TENANT CONTACTED the Southern California Gas Company for free attic insulation. I even pulled the permit for the work to be done.

Then when summer came around again with NO-insulation, I got reported again. I got fined and sent to several hearings. No willing to spend $100,000 on new insulation, I let my "case" go to trial.

The jury could not believe that my tenants never told me about the issue, instead they reported me. I could have just added new blown insinuations over the old. But instead I wanted to remove the old stuff, that had some rat droppings.

The tenants all signed the agreement to allow the gas company to install replacement insulation, but refused to allow the work or make an appointment.

So I got the Jury to recommend the tenants pay the $100,000 for the replacement, since the Gas Company program ran out of money 9 months later. The Judge over ruled the Jury and I was ordered to pay for the work. So I sued the City's retirement fund, over 300 billion dollars, for the 100 grand. The next court said, I can not make tenants pry for improvements, but the tenants wouldn't do it even when it was free.

By marketing a unit with "starting at $1,499" you are framing the expectations. Clearly there appears to be a disconnect between these expectations.

Hi, Toniari!

You did the correct thing by making sure the home was in good condition when she moved in and by quickly addressing the fridge situation.

You noted **This morning w long text about food and cleaning and she is saving receipts.**

What is she saving receipts for? To be reimbursed for food that has spoiled?

In our lease we have the following clause:

Appliances: If ABC, LLC is supplying an appliance, ABC, LLC will repair/replace the appliance should it malfunction, but ABC, LLC will not be responsible for the results of the malfunction.

Scenario #1: The refrigerator breaks and Resident’s food has spoiled. ABC, LLC will repair/replace the refrigerator, but ABC, LLC is not responsible for replacing the spoiled food. Renter’s insurance could perhaps help here. Tip: Get a few bags of ice, put them in the fridge and minimize how many times you open the door.

Toniari, please consider addressing the use of expletives from these new tenants. Some people use those type of words in everyday conversation, but it is not professional nor respectful, and to me it is a possible indication of violence.

Chat GPT suggested the following:

Hi [Tenant Name],

I want to make sure we maintain clear and respectful communication. Going forward, I would appreciate it if our texts and other communications remain professional and free of profanity.

I'm always happy to discuss any concerns or issues regarding the property, and I will do my best to respond promptly. Thank you for your cooperation and understanding.

If the language has been particularly aggressive, you might be more direct:

Hi [Tenant Name],

Some of the recent messages have contained profanity and language that I find inappropriate. I am asking that future communications be respectful and professional. If there are concerns about the property or tenancy, I'm happy to discuss them, but I expect our communications to remain courteous.

Thank you.

I wish you all the best in your landlording!