{"id":144387,"date":"2022-08-24T09:11:40","date_gmt":"2022-08-24T15:11:40","guid":{"rendered":"https:\/\/www.biggerpockets.com\/blog\/?p=144387"},"modified":"2023-08-08T14:48:58","modified_gmt":"2023-08-08T20:48:58","slug":"strategies-that-help-landlords-avoid-evictions","status":"publish","type":"post","link":"https:\/\/www.biggerpockets.com\/blog\/strategies-that-help-landlords-avoid-evictions","title":{"rendered":"6 Strategies That Help Landlords Avoid Evictions"},"content":{"rendered":"\n\n      <iframe loading=\"lazy\" frameborder=\"0\" height=\"200\" scrolling=\"no\" src=\"https:\/\/playlist.megaphone.fm?e=BIGPOC5887242065&#038;light=false\" width=\"100%\"><\/iframe>  \n\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Evicting your tenant may seem like the easiest and fastest option, but let\u2019s face it\u2014nobody wants to be that landlord! Furthermore, sending a notice to \u201ccure or quit\u201d can cost you a small fortune. And there is no guarantee you will fill the vacancy soon.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Before going down the eviction road, it is good to consider the expenses you may incur. Court costs are often the least of your worries. You still have a mortgage to pay, past due rent, property turnover costs, and potential damages. The locksmith alone may set you back $150. In total, an&nbsp;<\/span><a class=\"editor-rtfLink\" href=\"https:\/\/www.biggerpockets.com\/blog\/how-much-will-it-cost-to-evict-tenants\" target=\"_blank\" rel=\"noopener\"><span data-preserver-spaces=\"true\">eviction could cost you<\/span><\/a><span data-preserver-spaces=\"true\">&nbsp;around $3,500 to complete in three to four weeks.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">How long does an eviction usually take? The eviction process can take five weeks to three months, assuming there are no delays. Any setbacks in the process could hold up the eviction for up to 12 months. The challenges don\u2019t stop there. After the notice to quit, the tenant typically has one to four weeks by law to vacate. Even then, you may have to pay a sheriff to remove them forcibly.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Let\u2019s take a closer look at how to evict a tenant to appreciate why it\u2019s not always the best and most cost-effective option.&nbsp;<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Stages of the Summary Process (Eviction)<\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">The legal process varies from state to state. But the general process involves sending a \u201cpay or quit\u201d notice or a notice to quit and then filing for eviction. The eviction happens after the judge has made a decision.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">The first stage of eviction proceedings usually takes place when a tenant has missed the monthly rent payment, or you have evidence of a lease violation. You send a notice to pay due rent or quit the rental unit. This is a firm reminder of the outstanding debt or lease violation. By law, you give the tenants time to resolve or&nbsp;<\/span><em><span data-preserver-spaces=\"true\">cure<\/span><\/em><span data-preserver-spaces=\"true\">&nbsp;the issue.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">You can file a formal eviction lawsuit at the local court if the issue remains unresolved. But, remember, it\u2019s illegal to carry out a self-help eviction with an official eviction order from a judge.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Once the correct eviction paperwork has been filed, you and the tenant will have to face a judge and present your case. If the judge rules in your favor, you can take legal steps to remove the tenant from your rental unit.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Remember that the <a href=\"https:\/\/nlihc.org\/coronavirus-and-housing-homelessness\/national-eviction-moratorium\" target=\"_blank\" rel=\"noreferrer noopener\">eviction moratorium<\/a> prevented landlords from evicting tenants for nonpayment of rent during the COVID-19 pandemic. However, the ban on evictions didn\u2019t free tenants from their responsibility to pay rent. They are still liable for their overdue rent.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Still, between the costs and the emotional stress that comes with evicting a tenant, a fair and even a good landlord will do everything in their power to help resolve the problem outside of the courts.&nbsp;<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">6 Strategies for Landlords to Help Tenants Avoid Eviction<\/span><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">1. <span data-preserver-spaces=\"true\">Set clear rules in the lease<\/span><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Past due rent is the main reason for serving an eviction notice but not the only one. Damage to the property, annoying or even dangerous pets, and noise complaints are some of the top problems landlords have with tenants.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">You should always be upfront about the general rules of leasing your property. Include these rules in the lease agreement and review them with tenants when signing the rental agreement. Also, be specific about what constitutes property damage and whether they are responsible for the repairs or the costs of repairs.&nbsp;<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">2. <span data-preserver-spaces=\"true\">Encourage communication about financial problems<\/span><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Landlords are more willing to work with a tenant to overcome financial problems when they are upfront about their difficulties paying rent. While this is the tenant\u2019s responsibility, you should promote good and open communication so that the tenant feels free to approach you.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Of course, you don\u2019t want to come across as a pushover landlord who accepts late payments. And you must deal with all tenants in a consistent way. However, you can encourage tenants to let you know as soon as they begin to struggle with their finances.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">For example, encourage them to let you know if their work situation changes. This should help them feel comfortable talking to you about a problem that can be embarrassing.&nbsp;<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">3. <span data-preserver-spaces=\"true\">Negotiate before a past due rent notice<\/span><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">There are different ways to negotiate, and it will depend on what the ideal outcome is for you. Some tenants go through temporary financial hardships. So, there may be ways to resolve the issue without the threat of eviction. If the tenant has a proven track record, it may be worth forsaking some income to keep a good tenant.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">With the question \u201chow long does an eviction take\u201d playing on your mind, you are probably doing the mental calculations of the summary process. If the risk is in the thousands, wouldn\u2019t it be better to negotiate a pay-back plan, especially if the tenant has gone through a rough time and is now getting back on their feet? Think about how this would boost your reputation as a stellar landlord. Other options include forgiving part or all the debt if the tenant agrees to move out straight away.&nbsp;<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">4. <span data-preserver-spaces=\"true\">Offer incentives before a notice to quit<\/span><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">One of the most popular alternatives to evictions is <a href=\"https:\/\/www.biggerpockets.com\/blog\/cash-for-keys\" target=\"_blank\" rel=\"noreferrer noopener\">\u201ccash for keys.\u201d<\/a> Yes, paying a delinquent non-paying tenant to get your keys back is ironic. However, getting them out fast may be cheaper and quicker than a costly eviction action.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Generally, the amount you pay for your keys (and a swift exit) is half or an entire month\u2019s rent plus the security deposit. This is often still less than the eviction process. Another simple solution is to offer them help with moving. Moving costs can often run into the hundreds or more. Your time still costs you, but it is usually less painful than handing over cash.&nbsp;<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">5. <span data-preserver-spaces=\"true\">Connect tenants with social support services<\/span><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Government agencies can be a minefield to navigate around. Despite help being out there, tenants may not have the knowledge to access financial support. Helping make these connections is the ultimate kind act of a landlord.&nbsp;<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Most states have various renters support or rental assistance programs. Connecting eligible renters to services like the Consumer Financial Protection Bureau allows tenants to determine if they qualify for such help and local programs offering support.<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">6. Inform tenants that you will report them to credit bureaus<\/span><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">When all you have exhausted the kind options, there is still one solution \u2014 <a href=\"https:\/\/www.biggerpockets.com\/blog\/gen-z-report-rent-to-credit-bureaus\" target=\"_blank\" data-type=\"URL\" data-id=\"https:\/\/www.biggerpockets.com\/blog\/gen-z-report-rent-to-credit-bureaus\" rel=\"noreferrer noopener\">report the tenant to credit bureaus<\/a>. Typically, you must wait 30 days after a late payment. But the thought of their credit score taking a hit could help them find the rent money faster.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">Checking a prospective tenant\u2019s rental history and good credit is part of the screening process. Therefore, a tenant realizes that a low score could impact future chances of renting a place, applying for credit, or getting a mortgage. Reporting a tenant for unpaid rent will lower their credit score. Knowing this, the threat of reporting a tenant could be enough to motivate them to accept one of your kinder offers.&nbsp;<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Conclusion<\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span data-preserver-spaces=\"true\">With these six strategies, you should be able to reduce the number and costs of your evictions. While not all situations are solvable with the above methods, they\u2019re certainly better than going through the grueling process of an eviction.<\/span><\/p>\n\n\n\n<div id=\"hero-block_62ee867235a1c\" class=\"first:mt-0 hero-block py-4    has-background has-slate-300-background-color has-text-color has-slate-800-color\">\n    <div\n        class=\"gap-10 lg:gap-20 flex flex-wrap lg:flex-nowrap max-w-screen-xl mx-auto px-4 relative lg:items-center \">\n\n        <div class=\"relative z-30 lg:w-2\/3 \">\n            <main class=\"py-4\">\n                \n\n<p class=\"has-theme-slate-color has-text-color has-large-font-size wp-block-paragraph\" style=\"font-style:normal;font-weight:800\">Find financial freedom through rentals<\/p>\n\n\n\n<p class=\"my-3 md:my-5 lg:my-8 has-theme-slate-color has-text-color wp-block-paragraph\" style=\"font-size:16px\">If you\u2019re considering using rental properties to build wealth, this book is a must-read. With nearly 400 pages of in-depth advice for building wealth through rental properties,&nbsp;<a class=\"rank-math-link\" href=\"https:\/\/store.biggerpockets.com\/products\/rental-property-investing?utm_source=blog&amp;utm_medium=blog%20banner\" target=\"_blank\"><em>The Book on Rental Property Investing<\/em><\/a>&nbsp;imparts the practical and exciting strategies that investors use to build cash flow and wealth.<\/p>\n\n\n\n<div id=button-custom-event-block_641384b1eb1d8 class='button-custom-event'>\n      <a href=\"https:\/\/store.biggerpockets.com\/products\/rental-property-investing?utm_source=blog&#038;utm_medium=marketing_block\" x-on:click=\"window.analytics.track(&#039;Blog Block | Publishing: Rental Property Investing&#039;, {\n      referrer: &#039;https:\/\/www.biggerpockets.com\/blog\/strategies-that-help-landlords-avoid-evictions&#039;,\n    });\" class=\" btn-shape inline-block no-underline has-background has-theme-gold-background-color has-text-color has-white-color\" target=\"_blank\">Get Yours Now<\/a>\n  <\/div>\n\n            <\/main>\n        <\/div>\n\n                <div class=\"lg:w-1\/3 first:mt-0 relative h-full lg:flex lg:items-center\">\n            <img decoding=\"async\" class=\"object-cover w-full relative z-20 my-0  rounded-md hidden lg:block\" src=\"https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2021\/03\/rental-property-investing.jpeg\" alt=\"\" title=\"\">\n        <\/div>\n            <\/div>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>Evicting your tenant may seem like the easiest and fastest option, but let\u2019s face it\u2014nobody wants to be that landlord! Furthermore, sending a notice to \u201ccure or quit\u201d can cost [&hellip;]<\/p>\n","protected":false},"author":612767,"featured_media":144388,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[5183,7119],"tags":[],"class_list":["post-144387","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-landlording","category-biggerpockets-daily"],"acf":[],"comment_count":0,"_links":{"self":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts\/144387","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/users\/612767"}],"replies":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/comments?post=144387"}],"version-history":[{"count":0,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts\/144387\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/media\/144388"}],"wp:attachment":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/media?parent=144387"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/categories?post=144387"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/tags?post=144387"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}