After a lot of lawyers charges, we can't seem to get rid of a very bad section 8 lady,..she is older and has just her and her grandson living with her in a nice heated 2500 square ft ,3 bedroom huge apt, She is super nasty and we have trying to get rid of her for years w/o result. A few here suggested using the tool of that we want a relative to move in,..Anyone ever do this? Do you contact the section 8 office or just send her a notice that you need her unit and give her x amount of time to move? Do you think yet another lawyer is necessary to do this?

If she loses her s-8 benefits, she is still going to have possession of your house, and you won't be getting rent. The only way to remove a s-8 tenant against their will is eviction. You will get no help from your local Housing Authority.

(To Me Ca) Well I'm sorry about that but I'm not getting many answers I can use in Ma,

So far I have spent over 15,000 in lawyers' fees and she is still there. so I have been here long enough that I know there is some good advice from LL's here and hopefully someone might help me. Some have tried,.and I'm very grateful for that,.but much of what they have posted won't work in Ma,.

The last advice that MAY work is to move a relative in as it can't be challenged as from what as I can tell. So do YOU have any advice that might be better? Don't say "sell" as that won't work will her there,.

Ken NY,..My manager says I can't raise her rent and we have to accept her as a section 8 person. I'm not familiar w/section 8 and I only have one building in Ma,.and no other properties in this state. Most of my properties are in NYS.

I don't think I can sell it with her there, she will certainly poison any sale because she doesn't want to leave, she causes problems and then files court action w/free lawyers. (ie cracked windows that weren't there when she moved in,mold problems after she installed a dryer against our lease that has no vent outside. Same as installed a clothes washer with bad plumbing draining into the kitchen sink which causes bad odor,.has an illegal cat that makes the apt smell bad as it apparency urinates on wood floors when they don't change the cat box,so a number of stains from that are on her floors, etc, ect,.

BTW, I have 36 other tenants and in over 30 years I have never had any complain that we don't take care of their units/the property.

If a prospective buyer would look at the building they would see/smell.these problems She lies about so many things,so the courts have allowed her to stay. A complaint just about every month, this month it has been a crack in a wall, we sent our contractor out to fix it, but he couldn't match the color because she smokes heavily, (this is supposed to be a smoke free building,) All our walls are the same color and we have gallons of that paint stored in the basement,.so she is complaining about that. In Ma if a tenant fills a complaint, you cannot evict them for months, She knows that and uses this as a tool to not be evicted.Finds a "problem" every month or two,.last time it was a damaged storm door, which my contractor said he feels it was caused by force,

Hollis, you answered my question at the end of your last post. Going by what you said, the tenant is eviction proof.

Do NOT trust your manager to give you good s-8 advice. There is a lot to learn to be a s-8 landlord. Start by reading your HAP contract and also how your local Housing Authority sets their rents. Google "HUD FMR".

Maybe I MIGHT have my problem solved, The section 8 deemed her walkway as unsafe (but the building inspector says it is safe.) The building is built next to a hill, and this walkway is the only one that is the entrance to the unit of the 4 apts.

However we were going to replace it anyway,as it IS old.

We paid the contractor to do it already,not cheap, at 14,000 dollars,.,but they couldn't get to it in the 90 days that sect 8 gave us.And I just got a notice that they have eliminated her subsidy and sent her papers on how to move and perhaps get a subsidy for someplace else.

But have a feeling she is not going to move quietly, and probably contact her free lawyers to somehow fight it,.I'm not sure she can, but she won't move w/o kicking and screaming all the way,..

Question: does anyone know if we give her notice to move, how many days do we have to give her.I'm sure she it won't stay without section 8 paying for her.Guessing it now might require an eviction... claiming that she has to move because we didn't maintain her unit,.

But this is a surprise that I didn't inspect,

Be careful with the walkway.

I had a building and S8 said I needed to repaint the outside due to possible flaking.

I told the inspector that I didn't have the funds immediately and then the cold weather was on it's way. He gave me a new timeframe. Had to have it done by the summer of the next year.

I would tell S8 that since the building inspector said it is safe you are letting it sit as is.

Hollis, in case you aren't aware just because the local PHA cancels her S8 subsidy doesn't mean that she will actually move. It just means that the PHA will stop paying you.

Scott[IN] is giving you some good advice, don't trust your manager for factual S8 advice. You need to read & understand the S8 contract that you have with both the local PHA & their client aka your tenant.

After spending some $15,000.00 what reason do your lawyers have for not getting anywhere with your case?

but can we not remove her for non payment as she would now be responsible for the rent? ( which she won't do)

Just give notice (via a Sheriff) 90 days prior to lease renewal that you WILL NOT RENEW THE LEASE. Do NOT give a reason - it will only be used against you.

If the tenant does not move after the lease expires, the tenant has an excellent chance of Loosing her S8 Certificate.

Tenants would rather lose a kidney than lose that S8 Cert.

IT'S ABOUT THE MONEY!! When the lease expires, the S8 office will lose their piece of the action paid to them by the State. The S8 office only get's paid if your tenant has a valid lease, so they will find another place for your tenant to squat (live) in.

Again, DO NOT give a reason. EVER. "I just want possession". Say this over and over and over to the Tenant, S8, Clerk of Courts, the Judge. The fact is, you do not NEED a reason, you OWN the property.

This method will not be as satisfying as beating them in court , but it WILL work. Don't make this personal, it's just business.

This is the Form that I use:

OFFICIAL NOTICE

NON RENEWAL OF LEASE

April 30, 2017

xxxxxxxxxxxxxxxxxxx

Apt#1

878 Slade St.

Fall River, MA

xxxxxxxxxxxxx,

This is my official notice that I will not renew your lease for your apartment at:

Apt#1

878 Slade St.

Fall River, MA

As a result, your lease expires on July 31, 2017. Please make plans to be moved out by that date so we can avoid eviction action.

_______________________________________________

xxxxxxxxxxxxxxxxxxxxxxxxxx Date Signed

cc. Fall River Housing Authority – Marie Alfonso