I want my tenant out. Communication is broken and she has moved in dogs. My lease has a no pet clause and a language for $5 a day damages for animals that have entered the home without written authorization.
I gave a 3 day notice correctly on the door. Took pictures. She has breached the lease. I have sent two warnings previously, and have pictures of the breach.
Two weeks earlier I sent a sixty day notice to quit the lease correctly. My lease with her has a sixty day notice clause to break the lease by either party with the correct notice. She received the sixty day notice and is furious. This is what broke the communication down.
I posted on the door a 24 hour notice to enter and inspect the property. She refuses to let me enter.
Several evictions, for several reasons a rental agreement could be evicted on.
1. Is it a fixed term lease or a month to month rental agreement?
2. Posting and taking pictures of the 3-day are good, did you mail a copy? Making a photocopy of the mail envelope helps for court. First class mail is all that's required but sending it with delivery confirmation covers all bases.
3. Are you listing the violation on the notice to cure or quit? How about the 60-day notice?
4. Why did you serve a 3-day to cure or quit and then follow up with a 60-day? If the dogs are still there on day 4 (which you might get on video by knocking on the door and having them bark) you could have filed the unlawful detainer paperwork. I don't understand the reasoning.
5. Do you have keys to enter? Did you properly post a 24 hour notice? I guess the tenant could physically block the door but then you should call the police if you want to get in.
Use the proper forms, fill them and serve them properly, and take all actions at the appropriate times. Document every interaction and visit from here on out. Get a lawyer, it's expensive but if your tenant gets legal help you'll wish you had filed with a lawyer. Always look at this as a mathematical problem. What is the cheapest way to remove this tenant from your life?