Problem tenants on a month to month lease
I purchased a duplex a year ago with inherited tenants. One moved out immediately, and I took that opportunity to fix up that side of the duplex. Now it is fabulous and rented. The tenants in the second side smoke indoors, continuously pay rent a little late, and a contractor is telling me their side is not safe to live in. I sent a certified letter giving them 30 days to move out. They are not receiving the notice that I will not be renewing their lease. What are my options at this point? They say they are willing to meet up and talk about it. I’m willing to offer cash for keys. What can I do if they will not receive the notice?
Quote from @Michael Filppu:
I purchased a duplex a year ago with inherited tenants. One moved out immediately, and I took that opportunity to fix up that side of the duplex. Now it is fabulous and rented. The tenants in the second side smoke indoors, continuously pay rent a little late, and a contractor is telling me their side is not safe to live in. I sent a certified letter giving them 30 days to move out. They are not receiving the notice that I will not be renewing their lease. What are my options at this point? They say they are willing to meet up and talk about it. I’m willing to offer cash for keys. What can I do if they will not receive the notice?
Can you just hand it to them in person. Maybe take a video of the exchange to prove they received it?
- Conner Olsen with The Moorhead Team
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I attempted the very thing you are suggesting. They have not opened the door for me.
Thank you for your reply.
Just because they won't sign for the notice doesn't mean it wasn't sent. Document everything. Next time the rent is late, even a day, post the property with a notice of eviction. It sounds like it's going to go that route anyway.
#1 All Forums Contributor
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@Michael Filppu
Get an attorney and file eviction.
#1 Tenant Screening Contributor
- Property Manager
- Honolulu, HI
As always, CHECK YOUR LOCAL Landlord/Tenant LAWS. It is likely you can simply post the notice securely on their front door, taking a photo and/or having a witness for evidence of posting. The notice, depending again on local law, may simply need to be a notice of non-renewal. Once they are past the required vacate date, then immediately initiate the eviction in the manner prescribed by law, which MAY require an attorney, or you simply file a standard form at your court for a very small fee.
#3 1031 Exchanges Contributor
- Investor
- Las Vegas, NV
Unless you “just learn the procedure, regardless of lost time or added expenses” then go ahead and do it yourself. OTHERWISE, hire an eviction attorney. It’s all they do. They’ll do it right, they’ll do it legal and they’ll do it fast. You may get your place back weeks if not months faster and the additional rent will pay for their services.
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#3 General Landlording & Rental Properties Contributor
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Quote from @Michael Filppu:Evict them, but you really should hire a PM co and let them handle
I purchased a duplex a year ago with inherited tenants. One moved out immediately, and I took that opportunity to fix up that side of the duplex. Now it is fabulous and rented. The tenants in the second side smoke indoors, continuously pay rent a little late, and a contractor is telling me their side is not safe to live in. I sent a certified letter giving them 30 days to move out. They are not receiving the notice that I will not be renewing their lease. What are my options at this point? They say they are willing to meet up and talk about it. I’m willing to offer cash for keys. What can I do if they will not receive the notice?
Good luck
#3 General Landlording & Rental Properties Contributor
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#3 General Landlording & Rental Properties Contributor
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Quote from @Bob Stevens:
Quote from @Michael Filppu:Evict them, but you really should hire a PM co and let them handle PS, tape the letter to their door,
I purchased a duplex a year ago with inherited tenants. One moved out immediately, and I took that opportunity to fix up that side of the duplex. Now it is fabulous and rented. The tenants in the second side smoke indoors, continuously pay rent a little late, and a contractor is telling me their side is not safe to live in. I sent a certified letter giving them 30 days to move out. They are not receiving the notice that I will not be renewing their lease. What are my options at this point? They say they are willing to meet up and talk about it. I’m willing to offer cash for keys. What can I do if they will not receive the notice?
Good luck
Quote from @Michael Filppu:
I purchased a duplex a year ago with inherited tenants. One moved out immediately, and I took that opportunity to fix up that side of the duplex. Now it is fabulous and rented. The tenants in the second side smoke indoors, continuously pay rent a little late, and a contractor is telling me their side is not safe to live in. I sent a certified letter giving them 30 days to move out. They are not receiving the notice that I will not be renewing their lease. What are my options at this point? They say they are willing to meet up and talk about it. I’m willing to offer cash for keys. What can I do if they will not receive the notice?
Post the notice on their door and tape it heavily so it can't accidentally disappear. Take a time-stamped photo as proof. Make sure the notice is clear that failure to vacate will result in eviction and additional charges.
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#2 General Landlording & Rental Properties Contributor
Not sure I'd believe the contractor -did you hire them? You sent the notice via certified mail, so you should have proof that it was delivered.
Have another notice served and either video yourself doing it or pay someone (a professional) to serve it.
You've already received good advice regarding the notice. My questions:
1. Why do you want them out? Will you stand to make a lot more money with new tenants?
2. Do you charge them late fees and do they pay them?
3. Have you verified this contractor claim and where did it come from?
If you're not going to make big money with them moving, you should think it through. Since they smoke inside, assuming they've done it forever (since they are inherited) you're already screwed there. The place is going to need a complete repaint inside and maybe further work. If you can get them straight on the rent by making it clear you have a strong policy, you may not need to go any further.
Let me try to answer all of your questions. First off, yes, I have received a lot of great advice and I am grateful for it. Most of the tenants’ bad behavior I can blame on myself and the previous owner. While I was fixing up the first side of the duplex, I tried unsuccessfully to get them to be off the property smokers. I let some of their other behavior slide because their side paid for the entire mortgage while I did renovations. Since a family has moved into the renovated side, they complain consistently of the smell of cigarette smoke. The place needed major renovations since before I purchased it. It had a leaking roof, an old coal-fed furnace, and a host of other problems. I thought I would have time to save up for some of these repairs, but now it looks like everything is happening at once (with the other repairs, the furnace and roof have already been finished). With the smokers out, I can make the place entirely updated, and make a lot more in cash flow every month. The contractor is not telling me anything I didn’t already know, I had just hoped it would have been a little later.
I hope this added a little bit of context and answered some questions. I am grateful for everyone’s responses. Thank you.
