BiggerPockets

Who is the landlord is she the landlord? Is this a boarding house situation. I might be inclined to notify landlord that u didnt agree to this when you moved in. Its a tough situation if the landlord lives in the property and is inviting homeless people to come over. I know I would move in a flash..so my cash and property didnt disappear in a flash.
Staying every day after about 2 to 3 weeks is considered living there by law especially if they get mail. I might ask the person if they know how many unrelated people are allowed in property in each bedroom.
A visit to the building inspector or health dept down town court house will enlighten you to the local codes in this matter.
Be very careful you dont want to get yourself evicted by tattling on yourself to the effect that the house has too many people in it unless you already have decided you might be leaving and have a plan in place.
I have seen some landlords get away with this for many years then if caught they just boot everyone out, and rent it as a house for one year then afterwards a year later go back to boarding house and pack em in like sardines again after some time has come and gone and building inspectors forget about it.
Knowing if your living with owner of building would help me advise you in this matter.

20 hours guest?

I wouldn't put that in the lease. I would put "no overnight guests" and have a "quiet enjoyment" clause that includes guests not disturbing other tenants. And "no guests unattended on the property without tenant who invited them."

Someone at the property every day isn't acceptable with roommates. If you own the house, set the standards of guests and someone essentially living there during the day. If you're a roommate, consider moving.

I would put a lock on your door. Not necessarily because the person is homeless, but because he's someone you don't know who now has access to your belongings.

If my roommates had their best friend or relative over every day, I wouldn't put up with that. That's too great an imposition to have that many guests over.

If you own the house, set the standards of guests and someone essentially living there during the day.

How do I do that when she's using my own lease against me, stating that she can legally do it?

She has threatened to call the police already, by the way.

Knowing what I know now i think its time to leave the nest and make your own. Just my 2 cents. If she is still needing your management services going forward I would skip it to save any relationship you can salvage with your mom. In my opinion we cant change our blood but in the interest of our sanity its best to have our own household if you can afford it. If you cant afford it. It might be time to move to a part of the country where you can afford your own place.
This might be the golden opportunity to spread your wings and start a new with any great opportunity in mind. Imagine being able to go anywhere get a new job or place to live. Just take off the blinders and America is now your back yard! Just an idea. I almost think this is more of a question for a psychology forum.

I forgot to mention, The fact this is your mother and there is a lease involved to me is a total break down in your relationship and probably should be a message to move on.

By the way, thank you everyone for your extremely quick and numerous responses. It is really helping me manage the stress.

Get a lock for your door! First things first.

How long a lease does this roommate have?

Are they month to month?
If so.. give proper written notice (usually 30 days.)

Next time, the lease should say:
"NO OVERNIGHT GUESTS."
"No tenant shall invite guests daily to the house, nor shall any tenants' guests disturb the quiet enjoyment of other tenants."
"No tenant's guest shall be inside the premises without the invitor being present at all times."

Take out the 20 hour rule. That does nothing. If you want to set hour limits, make it 5 hours or something. Plus, no overnight guests without prior witten approval of the landlord.

I don't tolerate my tenants yelling at me. Not gonna happen.
My lease even includes that such abusive, profane, or offensive behavior by any tenant or guest shall not be tolerated and is grounds for giving them notice and terminating the lease.

She thinks you're a pushover, and she's a bully.. so she's trying to scare you by yelling.

How many tenants do you have? How many unrelated tenants are allowed to live in a house by your local zoning codes? Do you pay rental taxes? (Obviously don't answer these questions here... research the answers then proceed carefully with tenant.)

Perhaps talking firmly but politely,
"As you probably can tell, this living situation is not working for me. It is not acceptable to have guests over when we're not home. I'm sure you're not happy here. Do you have another place to live?"

Or perhaps step it up,
"Our living situation is not working. Guests cannot be in my home unattended. That is a violation of my safety and a risk to my home and my belongings. It disturbs the quiet enjoyment of myself and of other tenants, and jeopardizes our safety. If this problem continues, I will have to terminate your lease in 30 days."

Remember, if she goes nuts and starts damaging the property or threatening you, call and file a report. She could be charged with destruction of personal property if she causes purposely damages the place because she's mad.

If she has a month to month lease, give her 30 days written notice to vacate.

Next time, remember to be polite.. but if you're too nice, roommates will walk all over you. Some things are to be expected with roommates... friends over perhaps a few nights a week, a few overnight guests a month (unless lease bans it), dirty dishes, and the like. Yelling and daily unattended guests = no way jose.

My lease is a little shorter than yours, but gives me much more control of the situation.

I usually casually chat with new roommates. We usually end up talking about old roommates, and I'll tell them about an old roommate who I had to give notice to because she violated the overnight guest clause, paid late, and was hateful and dirty. I usually throw in a "it was awkward, but I will protect my home at all costs... whether that means asking someone to leave, or giving away my own pet to protect my nice carpet."

Nothing in your lease gives your tenant grounds to have a homeless (or other person) there all day every day unattended.

Nothing in your lease gives your tenant grounds to yell at you.
My tenants yell at me, and per my lease, 30 days written notice.
I also like month to month leases for this very reason.

IMHO, never, ever do anything but month to month leases. A lease has zero effect on a tenant when they want to leave. A long lease doesn't give you iota of stability. But it ties your hands. If you want the tenant out with a month to month lease, you give notice and terminate it. If they stay, you have solid grounds to evict.

I'll agree with @William Bannister on this one. Move. Simple as that.

If your lock and easily be opened, get a better one.

Personally, I wouldn't want to live in the same building as my tenants. They have their lives, I have mine. They're my customers, not my friend. To actually share a house is quite crazy, IMHO.

You certainly should seek counsel from a lawyer about how to handle the situation. Perhaps there's some way to legally terminate the lease. None of us have seen it. Actually seeing it, combined with local laws and customs at eviction court may open some door to getting her out.

@John Espinosa I don't see the cops getting involved. Someone who legally lives there is allowing this person to stay. They're not trespassing. They're not breaking in. Its a civil matter, not one for the police.

I will... DEFINITELY... switch to month to month, at least for the first few months.

Oh... I set the tone with her, she just completely went back on anything that she said when she was interviewing for the room and in fact, things that she said a week ago about how this guy is a loser that she has to get out of her life.

I will add the part about being held responsible for any property damage from smoking to my lease. I have that it isn't allowed on the premises but that is it.

Our plan as of now:

Tomorrow, she's meeting with my mother (the landlord) and myself. We're going to provide coffee and donuts or something and state that the goal of the meeting is to reach a livable solution for all parties and not to intimidate or demand anything.

The plan, then, is to inform her that this living situation is obviously not working out and that we don't want to go through the trouble of an eviction. Thus, we are offering her to get off scott and debt free and to refund her $18 per day for the remainder of the month if she signs a termination of the lease.

If not, we will serve her with five days notice due to her late utility payment and her lack of a deposit.

I pray that it works out, this time.

Last time, we offered to bring him to a shelter and to give him a wheelchair (since she says he does better with one) and they did not take the offer. We stated that we will have further problems if he does not go to said shelter and as stated, she declined. That was extremely generous of us. My mother even offered to find him a place. We have been more than reasonable and tolerable beyond all reasonable obligation. I just pray that she accepts this offer. I do not want to have to evict her.

WOW! You guys are playing the "weak landlord" to the hilt!

You MUST take control of the situation. No wonder your tenants walk all over you. You're going to sit down, bring coffee and donuts and negotiate with the tenant? No way!

There is no negotiation here. No offering to find this guy a living space or take him to a shelter. He is NOT your immediate problem. She is. You let her in without a deposit, apparently. She's moved this guy in against your wishes. She's late with utility money. And you're negotiating?

Truly, I think you should consider selling this house and getting out of the landlord business. Being a landlord means being strong and saying "do what I tell you or I will evict you."

This is a crazy plan:

Tomorrow, she's meeting with my mother (the landlord) and myself. We're going to provide coffee and donuts or something and state that the goal of the meeting is to reach a livable solution for all parties and not to intimidate or demand anything.

Tell her what you want her to do. Be sure you understand your lease and are telling her something consistent with the lease. If she's in compliance and you don't like what she's doing, then this is a self-inflicted wound you're just going to have to tolerate until the lease ends. But if she is violating the lease, you need to point out how the lease is being violated and give her a "cure or quit" notice. With as short of a deadline as you can.

You seriously may need to consult with an attorney. Having an attorney to work with on issues like this is just part of the game. If you don't have one, and aren't willing to get one and pay for them, then, again, you should not be in this business. Praying and hoping isn't a business plan.