How do I handle a tip about my tenant dealing drugs?

Question

One of my duplex tenants wants to move after just 5 months claiming the other tenant is selling drugs and posing a threat of physical violence. The accused tenant has been there several years and has always been very dependable with no previous reason to suspect a problem.

What do I do? How do I investigate to discern if the claim has a factual basis?

Jonathan Twombly · Answer

@Tony Reynolds I remember asking a very experienced property manager what you do when you find drug dealing on the property.  She said that they always go to the tenant, tell them that they have received reports of the activity, and that the police will have to be called to deal with it, but you won't call the police if they just vacate.  She said they always left.

Al Williamson · Answer

Ah, I hate the word guru, but I am an expert on this topic. I've chased many drug dealers off my block.

I like what @Jonathan Twombly said. That's a solid approach for dealing with your own tenant.

Do not, of course, reveal your information source, but give them the option of being investigated or leaving.

Often times people deal as a way of making ends meet - I treat those people differently than I do people with addictions - but that's a longer conversation.

Anyway, talk to tenant. Tell them you are only following your operating procedures for these types of situations. Business as usual.

Best to you

Matthew Olszak · Answer

@Tony Reynolds Tell them it needs to be reported to the police, that it isn't fair for them to have to move because of someone else doing something illegal and your hands are tied as far as what you can do. The police will investigate and you'll have your answer.

Based on the new tenant only having lived there 5 months and having never received complaints about the accused, the new tenant probably just wants out of their lease. If they balk at all about reporting these incidents to the police, that'll affirm my suspicion even more.

Ronda R. · Answer

It seems to me it would go to the police as a last resort. If there is drug activity and you notify the tenant you are on to them, they should either leave or quit out of precaution. If you tell the police and they investigate won't that be added to the property record and taint your property?

Alexander Zurn · Answer

@Tony Reynolds what is your relationship with the long term tenant? Do you have a personal relationship where you can call and question this - if so, I'd suggest doing just that. If the long term tenants confirms or you have suspicions of him/her not being honest, consider warning said Tenant and inform disgruntled Tenant that you have issued a warning. I think transparency and communication will help greatly; with the disgruntled Tenant to give them peace of mind and that you have their back and with the long term tenant, that they know you are hearing bad things about them.

With that said, you do not want to exfoliate a hostile environment so if the disgruntled Tenant still wants to leave, I suppose it would come down to the verbiage in the lease and how comfortable you feel getting the place rented as quickly as possible.

Ronda R. · Answer

@Tony Reynolds  I see you too are from Atascadero. Where is your property, here locally or out of state?

Bettina F. · Answer

I have never heard of a "property record", other than a tax record and that has nothing to do with police activity (at least in my locality).  I have heard that sometimes cities will condemn properties for repeated and on-going drug problems - crack houses - type places.  I doubt a single call to the police would trigger any negative repercussions.   As a pro-active step, you could go to the police sergeant, explain the situation, and ask their advice.  Police usually know of the drug hot-spots in a given area.  They might be able to do increased drive bys or park a unit outside at night.

How do I handle a tip about my tenant dealing drugs?

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