I am looking for a little insight on the appropriate words to use when talking to a renter who could be breaking the terms of a lease. These may include having a guest stay longer than the lease terms state, having loud parties and disturbing the peace.

Any advice would be greatly appreciated,

Kim

Here is one of mine. Check your state law first. This is in compliance where I landlord in VA.

DEAR ????,

Over Labor Day weekend one of my contractors stopped by the Dunning property to pick up some supplies

from my storage unit. He mentioned to me that there was a moving truck at your unit and it looked like

someone was moving in a household of furniture. I was in the neighborhood today, so I stopped by and

knocked on the door. Your son-in-law answered and said you had run to the store. I asked him who he was

and he explained that he is married to her daughter and they and their child just moved her from out of state.

He said he is working on getting a job but doesn’t have one lined up yet so they can get their own place.

I want to remind you that your lease states “The Property shall be used by Tenant only as a private residence

and for occupancy of no more than the 1 adult identified on this lease and 3 children. Tenant must obtain

written approval from the Landlord for any person(s) residing in the residence for longer than a 14 day period

that is not listed on this rental agreement.” You did not ask permission, nor did you notify us that you were

moving I additional family members.

The addition of three people on top of those already on your lease puts you at 7 people. In a three bedroom

residence, we only allow a maximum of six people. We cannot approve the addition of your daughter, her

husband, and their child.

Per the Virginia Residential Landlord Tenant Act, you 21 days to bring this lease violation into compliance by

removing the unapproved people. If you fail to cure this violation by the deadline this notice will serve as a

30 day notice to terminate your lease.

If you have any questions please feel free to give me a call.

How to verify another person is living there.. 

Drop off a I'm inspecting your apartment tomorrow for smoke detectors or something.. 

Then you'll see what's actually up. 

If you want to consider letting them add this person to the lease, that is entirely up to you,and they must also meet your rental criteria,

Giving him a rental application so you can screen him like any other tenant

1. • If you approve him, have him sign the lease that the original tenants signed, making them all 100% responsible for the agreement.
2. Or Give them a Lease violation notice "unauthorized tenant" and  give them the required notice period 3 days to cure their default or you will be forced to take further action, that is if you have something in the lease about  for unauthorized occupants that they agreed to in the lease agreement
3. In the event your lease does not provide for an unauthorized tenant situation, you may want to use a Lease Update – Change of Terms Notice form to modify your lease agreement.

How to otherwise verify someone is there,, cars,, If your parking lot is posted tenant parking only,, tow unauthorized cars,, if it's not posted I'd do that..

Extra name on mail box.. seeing person using key to enter or leave.. another tenant reporting it... usage increase on utilities,, trash from apt has another persons name on mail...