Investor · FL · Member since 2025 · 7 posts · 3 votes
I’m looking for advice from landlords who have dealt with extremely high-maintenance tenants. My tenants have been in the property for about a month, and since moving in they’ve raised constant complaints despite me responding immediately, sending contractors multiple times, and spending thousands of dollars addressing every issue. The latest dispute is over the A/C. Multiple HVAC technicians have confirmed the system is operating as designed, but the tenants continue insisting something is wrong and the A/C isn't working efficiently, contacting my contractors directly, and accusing me of being dishonest about their report (which is completely wrong). I even offered them a mutual, penalty-free early lease termination as a goodwill gesture, which they declined.
Their latest message now accuses me of discrimination, claims I’m acting in bad faith, and raises additional allegations about unrelated maintenance issues. All of their accusations are false of course. At this point, the relationship has completely broken down, and every repair seems to create another complaint. I'm already drained and looking to part ways from them as this is very exhausting.
Has anyone dealt with a situation like this? Is there any practical or legal way to part ways with tenants like these in Florida, or is my only option to wait until the lease expires?
Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
2mo
Yes, sadly, I have dealt with many tenants like this. Normally, allowing them to terminate the lease penalty-free resolves the issue and they move out.
Thinking of your case, this approach might work...
If they call again about the AC. I would send them written communication that you have looked at this same issue multiple times and certified technicians have said the system is working as directed. If someone is sent out and they find there is no issue, their account will be charged for the service call. (BTW, try to meet the contractor there and let them in, so the tenants don't get their contact info. Protect your contractors from the crazies!). If they come out and there are no issues, charge their account for the service call. Just be sure your documentation of everything is solid.
If you charge them for a service call, it is highly likely they would refuse to pay. Do not accept rent payment unless both the service call and rent is paid in full. If they still refuse to pay, this would put their account in default and allow you to start an eviction proceeding.
At that point they might accept your offer to part ways penalty-free. If not, bring all your documentation to court.
Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
2mo
Yes, sadly, I have dealt with many tenants like this. Normally, allowing them to terminate the lease penalty-free resolves the issue and they move out.
Thinking of your case, this approach might work...
If they call again about the AC. I would send them written communication that you have looked at this same issue multiple times and certified technicians have said the system is working as directed. If someone is sent out and they find there is no issue, their account will be charged for the service call. (BTW, try to meet the contractor there and let them in, so the tenants don't get their contact info. Protect your contractors from the crazies!). If they come out and there are no issues, charge their account for the service call. Just be sure your documentation of everything is solid.
If you charge them for a service call, it is highly likely they would refuse to pay. Do not accept rent payment unless both the service call and rent is paid in full. If they still refuse to pay, this would put their account in default and allow you to start an eviction proceeding.
At that point they might accept your offer to part ways penalty-free. If not, bring all your documentation to court.
Thank you for your advice. I actually already offered them a mutual, penalty-free early termination of the lease as a goodwill gesture, but they declined. They’ve only been in the house for about a month.
My biggest concern at this point is that every new inspection seems to lead to another suggested “next step,” which could result in endless expenses chasing a problem that multiple licensed HVAC technicians have already concluded doesn’t exist. The home is maintaining temperatures within the expected range for this system, and the supply air temperature and refrigerant pressures have all been verified as normal.
Despite that, I’m now moving forward with a ductwork evaluation simply to eliminate every possible concern. Personally, I don’t believe it’s necessary based on the technicians’ findings. My impression is that the tenants are more concerned with the A/C’s efficiency and the cost of keeping the home at their preferred temperature during the hottest part of the Florida summer than with an actual mechanical failure.
I’m trying to be reasonable and continue addressing their concerns, but I’m also trying to avoid getting into a cycle of unnecessary diagnostics and repairs simply because they remain dissatisfied. Have you dealt with a situation where every inspection just led to another request for additional work? How did you draw the line?
Thank you for your advice. I actually already offered them a mutual, penalty-free early termination of the lease as a goodwill gesture, but they declined. They’ve only been in the house for about a month.
My biggest concern at this point is that every new inspection seems to lead to another suggested “next step,” which could result in endless expenses chasing a problem that multiple licensed HVAC technicians have already concluded doesn’t exist. The home is maintaining temperatures within the expected range for this system, and the supply air temperature and refrigerant pressures have all been verified as normal.
Despite that, I’m now moving forward with a ductwork evaluation simply to eliminate every possible concern. Personally, I don’t believe it’s necessary based on the technicians’ findings. My impression is that the tenants are more concerned with the A/C’s efficiency and the cost of keeping the home at their preferred temperature during the hottest part of the Florida summer than with an actual mechanical failure.
I’m trying to be reasonable and continue addressing their concerns, but I’m also trying to avoid getting into a cycle of unnecessary diagnostics and repairs simply because they remain dissatisfied. Have you dealt with a situation where every inspection just led to another request for additional work? How did you draw the line?
Yes, it's pretty simple. You have documentation of everything you've done. You also have documentation offering to terminate their lease without penalty to which they've refused. You provide a written communication that the system operates as designed and that no further remediation is necessary nor will be provided. You ignore future requests or refer them back to your written communication, and when they refuse to pay the rent you initiate eviction proceedings, which isn't that difficult in Florida. And when their lease is up - hopefully not more than a year - you give them written notice they will not be renewed and must vacate the unit, in same condition as received, by X date (the lease end date). That's pretty much the sum of it. Anything they do that you can use to send them packing in the meantime you do it.
Thank you for your advice. I actually already offered them a mutual, penalty-free early termination of the lease as a goodwill gesture, but they declined. They’ve only been in the house for about a month.
My biggest concern at this point is that every new inspection seems to lead to another suggested “next step,” which could result in endless expenses chasing a problem that multiple licensed HVAC technicians have already concluded doesn’t exist. The home is maintaining temperatures within the expected range for this system, and the supply air temperature and refrigerant pressures have all been verified as normal.
Despite that, I’m now moving forward with a ductwork evaluation simply to eliminate every possible concern. Personally, I don’t believe it’s necessary based on the technicians’ findings. My impression is that the tenants are more concerned with the A/C’s efficiency and the cost of keeping the home at their preferred temperature during the hottest part of the Florida summer than with an actual mechanical failure.
I’m trying to be reasonable and continue addressing their concerns, but I’m also trying to avoid getting into a cycle of unnecessary diagnostics and repairs simply because they remain dissatisfied. Have you dealt with a situation where every inspection just led to another request for additional work? How did you draw the line?
There is a lot of very good advice in the responses from experienced landlords and property managers on this very thread. Read it through and hold the line with these residents.
Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
2mo
First of all, whatever your local LL/Tenant laws specify for types of acceptable "notice" and time frames for action/response, you need to follow, AND restrict the Tenants to one legal form of communicating. They should not be calling or texting you directly. If the law and/or your rental agreement state that LL must be notified in writing, then that is what you require. Email is fine, at least you can easily save and follow the entire chain. Mail would help distance them from the situation.
Consider "cash for keys" to get them out. It will almost certainly cost less than attorneys, aggravation, and Fair Housing complaints on top of whatever you have spent already. I'm not a fan of this process, and have never needed to use it, but it seems apparent that either your screening process failed, or the property was not properly prepared to begin with.
You never stated exactly what the claimed issue is with the AC. If they simply are not satisfied with the temperature of the home, pick up a couple of these and place them in a couple locations within the home for 24 hours, then look at the chart to see what temps actually are.
In the meantime, check local building codes for habitability standards to see what temperature range is acceptable according to the law. Compare and contrast that with the readings you record. I surely would not spend a nickel more on the system if a licensed tech has given it a green light. With regard to the cost of operation, it is simple math to check the specs for the AC unit, check the util co charge per KWH estimate a duty cycle time from the logger chart, and calculate how much the AC is actually costing. You don't control the util rates, if Tenant can't afford it, they need to take steps to cut back usage. Or move.
The rental business is not a pure "customer service" business. You MUST learn to say "No". The Tenant is NOT always right.
Did they have the opportunity to inspect the unit prior to or at move in? Did they ever raise the issue of a need to maintain a specific temperature due to medical or comfort reasons prior to move in? If so, what was that discussion?
Does the unit have central AC, window/window type units, split AC systems, or something else? How old is the equipment?
In your initial post you mentioned "constant complaints". Were they all about AC, or were there multiple issues, and if so, what?
You also mentioned claims of discrimination. Based on what, according to them? Do not respond to them about such a claim, simply do what is required by local law, in the same manner you would for anyone else. They are not special. You need them to leave, one way or another.
Once they do, be sure to closely examine your marketing and screening processes, and take a hard look at your rental preparation. It always costs more to fix after someone moves in, than it does to fix it properly while vacant.
Give them the happy clause one last time-tell them they are clearly not happy with the property and despite you sending in X professionals to address the problems including some like the AC where they can not find a problem, that if they want to break the lease without paying a penalty, they can do so, but mut let you know in writing within 1 week.
After that, if it is a problem with the AC, tell them that you have had multiple professionals come and look at it and they all say it is working. And just say no. Don't pay to have someone else look at it yet again. Also drop by yourself for monthly inspections and say you want to see how things are going.
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
2mo
You are not going to "win" with these tenants.
They sound like professional tenants that are planning not to pay rent and stay as long as possible for free.
So, you need to save every email, sms and would be great if you could legally record their calls. If you go to the property, warn them you will be recording the meeting and video it.
One attempt that MAY work - allow them to hire their own licensed contractor to EVALUATE the system and YOU & YOUR CONTRACTOR meet their contractor for the evaluation. You want to avoid them using a contractor to set you up for a total replacement system or something crazy. - FYI also tell them that if their contractor doesn't find anything you will be charging them for the bill.
Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 605 votes
2mo
@Liran Dori Unfortunately, some tenants are never satisfied, regardless of how responsive you are. Since you have documented the repairs and have multiple contractor reports confirming that the A/C is operating properly, I would keep all future communication in writing, avoid debating the allegations and consult a Florida landlord tenant attorney before taking any action. Also, if the tenants have only been in the property for a month and you are already experiencing this level of conflict, it is possible they have used similar tactics with previous landlords to avoid paying rent. While there is no way to know for certain, it may be worth taking a closer look at your screening process as it sounds like these tenants were not thoroughly screened.
In my lease agreements, there is a provision that allows the landlord to terminate the lease early by providing 60 days' written notice and compensating the tenant. Does your lease contain any language that would permit early termination? If not, you may want to consider adding a similar provision to your lease going forward. It is something you could discuss with your attorney if you decide to consult one.
Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes
2mo
I'm an excellent landlord, so I'd probably pick up on all that with me evaluating them as a tenant beforehand. If they slipped by, I would try everything in my power to get rid of them. I'd do what I'm supposed to, document everything, and if it's not up to their standards they are emphatically welcome to bounce any time they want.
I’m looking for advice from landlords who have dealt with extremely high-maintenance tenants. My tenants have been in the property for about a month, and since moving in they’ve raised constant complaints despite me responding immediately, sending contractors multiple times, and spending thousands of dollars addressing every issue. The latest dispute is over the A/C. Multiple HVAC technicians have confirmed the system is operating as designed, but the tenants continue insisting something is wrong and the A/C isn't working efficiently, contacting my contractors directly, and accusing me of being dishonest about their report (which is completely wrong). I even offered them a mutual, penalty-free early lease termination as a goodwill gesture, which they declined.
Their latest message now accuses me of discrimination, claims I’m acting in bad faith, and raises additional allegations about unrelated maintenance issues. All of their accusations are false of course. At this point, the relationship has completely broken down, and every repair seems to create another complaint. I'm already drained and looking to part ways from them as this is very exhausting.
Has anyone dealt with a situation like this? Is there any practical or legal way to part ways with tenants like these in Florida, or is my only option to wait until the lease expires?
Re-set the boundaries of the relationship and then act accordingly. Their emergencies do not have to be your emergencies. You're giving in to them and being at their beck and call. Stop doing that. You aren't the concierge at a Hotel. This ain't Applebee's, the customer isn't always right. They'll learn quick when frivolous contacts are ignored. if that pisses them off enough to where they withhold rent, even better, you'll be able to evict them at that time.
Real Estate Agent · RI · Member since 2026 · 19 posts · 7 votes
2mo
Here's how I'd approach this — I've been a landlord for about 26 years and manage my own properties, so I've dealt with a version of this before.
First, stop responding reactively and start documenting defensively.
Every interaction from this point forward should assume it may end up in front of a judge or a fair housing investigator. That means:
Put everything in writing. If they call or text, follow up with an email summarizing what was discussed ("Per our call today, you stated...").
Save every work order, every technician report, every invoice, with dates.
If a technician confirms the system is working as designed, get that in writing on letterhead or a signed report — not just a verbal confirmation to you.
On the discrimination accusation — take it seriously procedurally, not personally.
Even a baseless claim needs to be handled carefully because it changes your legal exposure. A few things:
Do not change your behavior toward them in a way that could look retaliatory (don't suddenly slow-walk repairs, don't decline to renew immediately after the accusation, etc.) — that timing can be used against you even if your reasons are legitimate.
Review your own records to confirm you've treated this tenant identically to others in the same property/portfolio (response times, contractor quality, etc.). If you have that paper trail, you're in a strong position.
If they follow through and actually file a complaint (HUD or Florida Commission on Human Relations), you'll want a timeline ready showing repair history and equal treatment.
On the A/C specifically:
You've already done the right thing — multiple independent technician confirmations that the system is operating as designed. I'd send one final written communication (not verbal) that:
Summarizes every technician visit and finding to date.
States clearly that no further HVAC evaluations will be scheduled absent a new, specific, documented issue (not "it feels off").
Politely but firmly asks them to stop contacting your contractors directly — all maintenance requests go through you or your property management system.
On parting ways:
Since they declined the mutual termination, Florida law doesn't give you a great unilateral out just because a tenant is difficult — Florida is a strict lease-enforcement state, and you generally need cause (non-payment, lease violation, etc.) to terminate mid-lease. A few paths:
Re-offer the mutual termination in writing, framed neutrally, and give a deadline. Sometimes a tenant who's testing boundaries reconsiders once they realize you're serious and it's documented.
Cash-for-keys, if you want to speed this up — offering to cover moving costs or a partial rent credit in exchange for a signed move-out agreement and mutual release. This is often the fastest, cleanest way to exit a bad-fit relationship without litigation risk.
Stay the course to lease end if they won't take an exit — enforce the lease exactly as written, respond promptly and in writing to every legitimate request, decline anything outside the lease's scope, and don't engage emotionally.
One caution: don't let "exhausted" turn into "sloppy." The tenants baiting you into a bad-faith paper trail (ignoring requests, snapping at them, delaying repairs) is exactly what turns a nuisance tenant into a legal liability. Boring, prompt, documented, and unemotional is your best defense and your fastest exit.
If it escalates further, it may be worth a one-time consult with a Florida landlord-tenant attorney
So much great advice posted here from seasoned landlords. Thank you all for taking the time to explain the options so thoroughly. I've been through this, too. Sounds like professional tenants especially with the discrimination accusations. Be careful with those. Give them another chance to leave but in writing with a deadline. Sounds like you have gone above and beyond to rectify any issues with the AC. Seems they are creating a trail of complaints for future use. Do no fall for it. Enforce your lease terms and keep emotions out of it. Document everything but do not engage too much in texting back and forth. It gives them too much of a platform to complain and make further accusations. People write things in texts they would never actually say to you in person.
I read a reply to another post about AC issues that said tenants assume the thermostat works like a gas pedal - the lower they set it, the faster the house cools. Currently, I'm dealing with tenants that think running the AC at 60 degrees in this Florida summer heat is okay... Ugh!
So much great advice posted here from seasoned landlords. Thank you all for taking the time to explain the options so thoroughly. I've been through this, too. Sounds like professional tenants especially with the discrimination accusations. Be careful with those. Give them another chance to leave but in writing with a deadline. Sounds like you have gone above and beyond to rectify any issues with the AC. Seems they are creating a trail of complaints for future use. Do no fall for it. Enforce your lease terms and keep emotions out of it. Document everything but do not engage too much in texting back and forth. It gives them too much of a platform to complain and make further accusations. People write things in texts they would never actually say to you in person.
I read a reply to another post about AC issues that said tenants assume the thermostat works like a gas pedal - the lower they set it, the faster the house cools. Currently, I'm dealing with tenants that think running the AC at 60 degrees in this Florida summer heat is okay... Ugh!
Real Estate Agent · St. Paul, MN · Member since 2017 · 575 posts · 395 votes
2mo
Sorry to hear you are going through this. Make sure you document every single conversation, don't communicate over the phone. I was recently threatened with a lawsuit by a former tenant, luckily all of our correspondence is over text message and their allegations are easily disproven. The truth is on your side, you need to put your foot down and be firm, and don't engage in conversation beyond responding to maintenance requests. They can either continue to pay rent or they can leave, pretty simple. You might consider creating a new system of communication which is not attached to your personal phone - this will reduce the amount of negativity added to your day-to-day life. You could even outsource tenant communication with a VA or third party service, just to get through the lease.
Liran, this may sound counter-intuitive, but this is a great opportunity for you. This situation is salvageable and the byproduct of solving these issues is the ability to convert any problem tenant into a manageable and stable tenant.
Right now, the goal is to stop the bleeding. I would hold off on riding yourself of them. If you feel confident, truly confident that you have addressed the issues they have raised so far, then I suggest the following
1. Wait for them to reach out. Do not contact them anymore.
2. When they contact you, redirect them to the channel of communication of your choosing. Do not respond to anything else. Keep it strictly to the redirect.
3. When they contact you on the right channel, communicate firmly but with kindness. Express that your goal is to keep them as a tenant. If you feel that you have addressed their concerns so far, tell them that your stance is that you have fully resolved the issues and you won't engage in conversation revolving around resolved issues. Then stick to that. Ignore any messages that bring up issues you feel you have addressed.
4. Communicate in writing what they are responsible for and what you are responsible for. Do not engage in any back and forth discussion. Stay firm and draw the line. Do not explain yourself.
It's important to condition your tenants to understand what they can expect, and staying consistent is how you win.
They will respond to this however they choose to, which is fine. You now have a self-cleaning oven. If they move out they move out. If they stay, it won't be long before the behavior stops. If they choose to retaliate, you'll be fine.
It's all about setting expectations. Especially if you want to grow your portfolio. If you want to scale, then you need an approach that can absorb problem tenants and retrain them.
