My tenants just got up and left. Now what?

[James Wilcox]

I have a rental property a few cities over from where I live. I have been trying to get ahold of my current tenants for almost two weeks to do a scheduled smoke detector/maintenance check on the property. I went over today unannounced and found the property abandoned, but cleaned from what I could tell. I did not have a key with me but could see into the kitchen and lots of cleaning trash in the cans. I talked to the neighbors and found out they had talked/seen them move out a few weeks ago and have not noticed them back to the property since. They paid April's rent on time so something happened shortly after. They left a cab and chassis diesel truck in the driveway though. What do I do from here? I plan on going into the property and getting it rent ready this weekend but where should I go legally from here? They did break the lease and what should I do about the truck? I assume they can leave it there till the end of April because they are paid till then. 

[Mindy Jensen]

You should check with a local attorney. You don't want to ditch the truck, only to discover you will have to reimburse them for the value because you didn't hold it for them.

If April is paid up, I wouldn't move anything. If they don't pay May rent, I would start an eviction. You say they did break the lease. I don't see them actually breaking the lease, from the information you gave. They paid April, and their stuff isn't in your house. Doesn't mean they broke the lease. The lease would be broken when they don't pay May rent.

Do you have any way of contacting them? Document everything, because when you don't, that is when it comes back to bite your backside...