Peace Order Against Tenants — Keep Them or Cut Losses?

Subject: Final peace order granted against my tenant — do I try to make it work or move to end the tenancy?

Looking for honest feedback from folks who've been through something similar.

I recently went to court against one of my tenants and was granted a final peace order. This wasn't a close call — the judge heard the evidence and issued the order. Two of the incidents that led me there:

The tenant physically blocked me from leaving the bathroom during what should have been a routine interaction at the property.

On a separate occasion, the tenant (with a companion) held my car door open so I couldn't drive away after I tried to end the encounter.

There's more history I won't get into here, but those two incidents give you the flavor. The judge also made a finding on the record that the tenants had illegally recorded me in violation of Maryland's two-party consent law — that came out during the hearing when they tried to introduce the recording as evidence against me and it backfired.

So here's where I am:

Peace order is in place.

Tenancy is still active. Rent is getting paid.

The unit is in a location that is genuinely hard to re-rent — turnover cost and vacancy risk are real.

I have no illusions that the relationship recovers. But I've seen landlords sink years into problem tenants and I've also seen tenants "settle down" after a legal wake-up call.

My questions for the board:

Has anyone had a tenant genuinely calm down after a peace order was granted against them? Or is that a unicorn?

If you were in my shoes, would you push for a clean exit (cash-for-keys, breach of lease, non-renewal at term) or ride out the current lease and see if the peace order does its job?

For those who've kept problem tenants after a court intervention — what were the warning signs you missed that you'd flag for me now?

I'm not looking for legal advice — I have that covered. I'm looking for the operational wisdom of people who've been on the wrong end of a tenant relationship and had to make this exact call. Vacancy cost vs. ongoing risk. What would you do?

Thanks in advance.

I believe you are asking - Does this behavior sound like a cooperative resident?

The real question might be better asked, how did things escalate to the level where you needed a judge to intervene?

GET RID OF THEM! You are looking for compliant tenants. Ones that do what you say and do what is right.

An empty unit is better than a problem unit.

You are in a tenant friendly state so you must find friendly tenants.

They would not be allowed to stay if I was in the same situation.

After a judge has to step in they are done with the business relationship.

You said that you have the legal side covered so I want to ask if in your state the judge's ruling will allow you to move thru eviction proceedings faster?

I'm not familiar with a "peace order". I assume it is the judge telling them to "behave yourself & be nice".

Everyone above is right. I agree with all the previous posts.

"seen tenants "settle down" after a legal wake-up call." And abused people get killed by the abuser after a protective order is issued.

"Vacancy cost vs. ongoing risk" What is your life worth?

PLEASE tell me that you are not considering still going into their space to do inspections, maintenance, repairs - whatever. Even accompanied - apparently there are more than one of them, too. Do you really think you can safely do so?! NO!!

I would not have taken them to court for a "peace order", I would have been there evicting them.

It sounds like you are inches away from being physically assaulted. Having a long vacancy sounds better.

HOLY COW it's not even a question - get rid of them. You are temping fate.

I had a couple living in a unit when I purchased the apartment property. He used to belong to a motorcycle club and she is a waitress. When they are sober, they are model tenants. But when one of the other drinks, it's a nightmare.

The police were called out several time by other tenants. So I had a discussion with the couple. I made them sign a voluntary agreement. If they are going to drink, then they should say over with family, who lived close by. Drunk they are not welcome here.

Over the next few months things got better, until it went all down hill. So I asked them to leave and they started an eviction.

The Los Angeles Judge, who the tenants lawyer requested, was also in the same motorcycle club. When asked by the Judge for my concerns, he said I could 'Just call the cops the next time there's a problem". Judge I said, in Los Angeles if you call 911, there is only a 10% chance you will get a live operator, or be put on hold for hours. The Judge didn't agree. So I had everyone in court, using their cellphone on speaker phone call 911 and we all got recordings.

I really miss SID now.

In most states, not letting you out of the bathroom would be grounds for a criminal complaint of unlawful restraint which is a felony charge.

>>>The unit is in a location that is genuinely hard to re-rent — turnover cost and vacancy risk are real.>>>

For once I am talking to someone that understands what its like for those of us who have to deal with rentals in blue collar neighborhoods. Oh I'll get as many as 100 applicants for a vacancy. And out of 30 of them who actually have the money, most are between high risk and toxic and the rest will be a dice roll. Finding tenants who are reliable, pay rent and don't damage OR harass you with complaints aint easy.

And stay? Nobody stays!

Two years is a good run. Eventually the bird abandons the nest after they foul it up, leaving the usual pile of garbage and filth in their wake for you to clean, and if lucky, no damages. What you're running in these neighborhoods is an extended stay hotel. Empty, rinse and repeat.

At least the taxes are more manageable.

However, that said, as for this situation, after court filings, physical restraint its time to move ON.

Believe me I know it sucks working a month for no pay, cleaning, renovating, and interviewing... and I do it all myself because nobody cares and I can't afford help.

but in the end you'll be better off. They will NOT settle down after a peace order for long. They will continue to be themselves. And there's more of Themselves to come- you've seen it before, it will be back---and you won't like it. Quit now while you're behind, as my father would say.