BiggerPockets

Dave 12k really?? You let it go that long??

Okay first off does either tenant have credit worth anything??

You should know if you qualified them properly in the beginning.

Having said that the courts can award the judgement but it is the landlords responsibility to enforce it.

You can file a FIFA to put on each tenants credit.If they have credit worth anything but with a judgement and that long of non-payment I am guessing not.

You can hire a collection company to harass them but that is usually a bunch of bark and no bite.You can hire an attorney but that gets expensive and all they will do is what I am going to say next.

You can either use a judgement recovery service directly OR you can file an action yourself for bank levy or wage garnishment from their jobs.

The wage garnishment can only take a certain percentage each week of their income and if they are below poverty guidelines for the federal government you cannot garnish at all.If most of the income is social security,pension,then you can't garnish protected funds.

Ultimately the debtor can file bankruptcy and wipe out your judgement.When you file the action to garnish wages they might settle with a mediator in court with you.You can always sell the debt to a judgement company for 20 cents on the dollar and get the cash and move on.The judgement company will research first to see if the debtors are judgement proof or are likely to recover anything.If they are judgement proof they will not buy upfront.

You can have the judgement company do all the work and you split profits with them 50/50.The down side is the payouts are small over time and take a long time to get payment and it's not closed.I would much rather move on and get the money now.

Laws vary by state.

PENNSYLVANIA Judgment Enforcement, Pennsylvania Interest Rates: Judgment: 6%. Statute Of Limitations (Years): Open Account: 4, Written Contract: 4, District Judgments: 5, (Common Pleas 20) (writ of revival within 5 years), Property Liens must be revived every 5 years. Bad Check Laws (Civil Penalty): After demand and judgment triple damages in amount equal to 3 times the check amount whichever is greater up to $500. General Garnishment Exemptions: 100% of wages, certain pensions, retirement accounts and Keogh plan under certain circumstances - and $300. Collection Agency Requirements and License Requirements: Bond: No, License Required: No, Fee: No. Except for Landlord Tenant cases (and landlords have an advantage in this state), regular Wage Garnishments generally not allowed District Court (Small Claims) judgments expire in 5 years and cannot be renewed. There is a process by which, prior to expiration, the judgment can be extended through a praecipe to a higher court, but that involves time and expense (or attorneys fees if the OJC decides to keep the judgment and hire someone to do it). PA is a common-law state, anything a spouse owns is considered marital property which is exempt from execution. See Pennsylvania info. www.pacode.com

http://enforcemyjudgment.com/buildindex.php?state=Pennsylvania