How to effectively handle a tenant with anger issues

Question

Hello forum,My business partner and I are new landlords in a three unit house located in Louisville, KY.  We are three months in and are trying to best handle a tenant who has been consecutively late with the rent since we took ownership of the property.  As far as the previous landlord, yes, there were some major issues there...things not getting repaired, manipulation, etc.  The tenant's payment history was always late (as much as one month) but rent always paid.I guess we anticipated some issues, but basically we reasoned with the idea of keeping this tenat as, well, perhaps it will be better with us, we're better landlords.  As we have gotten to know said tenant, we have come to realize she must have a history of violence since she is current;y undergoing 2x weekly sessions of anger management.  We have hear stories of violence in the community.  And now we are thinking about eviction proceedings for non payment of rent.We have offered her the options like partial payment, payment plan, a date of payment and initially, the responses were full of fire, now they've ceased.  I have a  7 day notice ready to paste on her door.  Can anyone offer sound advice? I dont see any solution other than involving the courts.  I am out of state but my partner is local to the home and I dont want to put her in any jeopardy.  Thank you!

Jaron Walling · Answer

@Gina Nocero If I'm in your shoes I'm putting the late notice on the door yesterday, and processing with the eviction process spelled out in your lease. Contact a local attorney ASAP. I'd also save all communication you have had with this tenant. Get the lease agreement out (assuming she signed it) and prepare everything for the attorney.

DO NOT EXCEPT partial rent payments. DO NOT drag this out. Everything you do should have written deadlines with consequences if no action is taken. If the lack of communication continues, lies, story telling, etc. get prepared for an eviction.

PS; The only other solution is cash-for-keys. A lot of people find success with it, but it's very situational. If you entertain the idea get everything in writing and again set hard deadlines for when the tenant will be moved out. Half now, half when you drop the keys. This solution can be a win-win for both parties. Evictions cost money, it's a LOSE-LOSE for both parties. Best of luck.

Dan Na · Answer

Given the repeated late payments, the tenant’s history, and now silence after multiple attempts to offer flexible solutions, I think you're justified in preparing for the next legal step. If communication has broken down and your partner may be at risk by handling things directly, it's absolutely valid to be cautious.I’d strongly recommend getting in touch with a local property manager — ideally one with experience handling difficult tenants. A PM can step in to handle the current situation (including posting notices and managing any eviction proceedings if it comes to that) and also help set the stage for better systems going forward.

Beyond this one issue, this is a good moment to zoom out and ask: what screening, lease terms, or rent policies can we put in place to avoid this again? A solid PM can help with things like setting clear rent collection expectations, building in late fees, and doing deeper tenant screening. That way, future tenants know the expectations upfront and there's less room for friction.

It may feel like an expense, but when you weigh it against potential back rent, court costs, or long vacancies, a good property manager really can pay for themselves.

Best of luck as you work through this — sounds like you’re making the right moves.

Michael Smythe · Answer

For nonpaying tenants, you need a system that you follow NO MATTER WHAT!

How much time/rent have you lost and what has changed in your favor?

NOTHING!

Always "Start the Clock" for nonpayment to show tenants you're not a pushover and don't allow an excuse from the book, "One million Tenant Excuses"!

Adam Bartomeo · Answer

Put processes in place and follow those processes. Ie Late fees, 3 or 7 day notices, when to start evictions. Lots of tenants are angry at the world and try to pass blame instead of excepting responsibility. Keep conversations factual and do not allow tenants to manipulate you by yelling, holding their breath, and stomping their feet.

Chris Chisholm · Answer

Are you in a market that is extremely difficult to find tenants?  If you're not extremely desperate to keep this guy because there are no other options, look into eviction.  It's that simple.  I had a tenant that I just served eviction notice to that because progressively worse and worse and worse.  Verbally abusive, demanding things from me that aren't my responsibility (demanding that I fix his suite door because he forgot his keys and kicked in the door rather than calling me, demanding that I drop everything to personally come and adjust the thermostat because he's cold, when the thermostat is always set the same and never changes, etc), being nuisance to the upstairs tenant, falsely claiming things I've done, removing wired in smoke detectors, doing illegal drugs on the property.  The guy has lived there for 8 years and most of that time he's had a few hiccups, but nothing major and always paid the rent a couple days early. That being said the last 6-12 months have been a gong show with him so time to go.

Find whatever clauses or processes are in place locally to get him out of there.  You already have a track record of the rent not being properly paid.  Sounds like he is causing issues with the other tenants and neighbors effecting their right to "peaceful enjoyment of the property".  Learn from this one.  Create policies and stick to them.  Focus your efforts on keeping the good tenants happy and not enabling a bad tenant with more options than you need to give them.

Heath Sizick · Answer

Hi Gina, not sure where things are at since your post is 3 days old. I would echo the others above who urged you to move to eviction ASAP.

You may have trouble finding a property management company to jump in & resolve your issue. An attorney is wisest & executing what is written in the lease.

I am sure you are learning from this. The day a tenant is late we issue a 10-day pay or cease & we hold to it strongly. In 4 years we have yet to have an eviction go to court. Your systems & processes are key!

Best of luck to you.

James Wilcox · Answer

@Gina Nocero one you should get an attorney to handle your forcible detainer proceedings anyway. Also, since you are L-ville know your local laws which there fall under ULTRA. It is a 14 day notice and not 7 day notice there. You can send the notice certified mail to keep with regulation and safety for your partner. I would send as a text and email as well if you have it handy just to extra thorough.

How to effectively handle a tenant with anger issues

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