Tenant not responding, late on payment!

[Jennifer Asuncion]

Hi everybody! Just want to ask anybody here who has the experience with this sort of thing. We live in CA, Los Angeles county to be exact,where there is a current moratorium on evictions due to Covid. My new tenants has been late this month for their rent and is yet to respond to my text or calls. In addition to this, when I drove by the property, I saw a different person (gangster looking dude with lots of tatoos) in our property. Now, my tenant is a single dad, who claimed in his application to work in financing. The cars parked does not also match the one he claimed on his application. He had a perfect credit score, clean background check, previous landlord said he was a good tenant when I called to verify. But something is off, he only pays cash/venmo and claims does not usually carry checks when I asked.  It is specifically noted on our lease that he cannot sublet the property. When I researched, due to the moratorium, I need to provide him at least 15 days instead of the customary 5 days if I need to initiate anything legally. Should I start looking for a lawyer now in anticipation of possible eviction? I plan of sending him an email, text and call again to inform him that he has 15 days to respond or pay. Is that appropriate? Please advise, I know I need to knock on the door but it scares me to do that since the guy I saw looks like he will not play nice if confronted.😥

[Bjorn Ahlblad]

@Jennifer Asuncion welcome to BP! I'd wait a few days and do a wellness check if you have not had a response and for sure ask the cops to accompany you. You are just doing your job making sure all is in order and there is no injured or dead person inside etc. Regular inspections are essential in this business. We inspect new tenants in 90 days and six month intervals thereafter. Longer term tenants get annual inspections. It is all spelled out in the lease.