All Forum Posts by: John McDonald

It’s understandable that life has pulled your focus elsewhere, but before removing the tenant’s belongings, you need to proceed carefully. Even though the lease has expired, tenancy is still active if she hasn’t formally moved out or been legally evicted. Unilaterally throwing out her items could open you up to liability, especially since Section 8 is involved and she's still in the unit.

You’ll need to:

• Issue a formal notice to cure or quit regarding the hoarding, unauthorized use of storage areas, and unpaid rent.

• Follow your state’s notice and eviction process—even if she's month-to-month now, she's still protected under landlord-tenant laws.

• Document everything with photos and written communication.

If your goal is to renovate and sell, you might consider offering cash for keys to get her out faster and avoid drawn-out legal steps. Yes, it's frustrating, but it may be the cleanest exit if you're done being a landlord. With a rent roll of 6k/month, the property could be a solid sale depending on market comps and condition after cleanup.

Start by clearly documenting every late payment notice and fee. This builds a solid record if things escalate. For the final six months, send a written notice stating the lease will not be renewed due to repeated late payments. Reinforce that rent must be paid on time going forward and that you will pursue eviction as soon as legally allowed if it is not.

If your state allows it, you might consider offering cash for keys to encourage early move-out and avoid further disruption. Sometimes a smooth exit is worth the cost.

Also, it’s legal to schedule an inspection with proper written notice, usually 24 or 48 hours, depending on your state. Inspection can include checking for damage, lease violations, or general property condition. It’s smart to do this now if there’s a risk of retaliation or intentional damage. Document everything with photos and keep your communications professional and clear.

Smart locks are becoming more common in rentals, especially short-term and multifamily units.

Pros:

• No need to rekey between tenants

• Can grant/revoke access remotely (great for maintenance or showings)

• Access logs for added security

• Tenants like the convenience

Cons:

• Dependence on batteries or Wi-Fi—can fail if not maintained

• Some tenants may be uncomfortable with perceived privacy concerns

• Higher upfront cost and potential for tech support issues

• If the system fails, physical access could be a problem

For long-term rentals, a keypad lock with manual override might be a better balance—still allows for code changes without rekeying, but avoids some of the tech pitfalls of smart locks tied to Wi-Fi or apps.

Whatever you choose, just make sure there's a backup access method and clear communication with tenants about how it's managed.

Under the Chicago Residential Landlord and Tenant Ordinance (RLTO), tenants are required to provide written notice to landlords for repair issues. The 14-day period for the landlord to address the repair begins only after this written notice is received. Verbal communication or phone calls do not initiate this timeline.

In your situation, if the tenant did not provide written notice, the 14-day repair period stipulated by the RLTO may not have officially started. Consequently, the tenant's claim for $500 in damages might not be enforceable under the ordinance.

Regarding the $500 claim for food loss and dining expenses, the RLTO allows tenants to seek actual damages resulting from a landlord's failure to comply with maintenance obligations. However, tenants are generally expected to provide documentation, such as receipts, to substantiate their claims. Without such evidence, a $500 claim may be considered excessive, especially if the freezer remained operational during the period in question.

It's advisable to request documentation from the tenant to support their claim. If they cannot provide adequate proof, offering a reasonable goodwill gesture might be a practical solution to maintain a positive landlord-tenant relationship.

Another factor to consider is what happens if the tenant leaves belongings behind. In Connecticut, landlords are legally required to store the items and follow specific steps for disposal, which can add time and cost. That’s something cash for keys can help avoid, since the tenant is usually agreeing to take everything and leave the unit clean. Even if the eviction itself is cheaper, the extra steps afterward can be where the real delays and expenses show up.

Drop ceilings are cost-effective and good for access in older properties, but check for moisture issues, mold, or sagging tiles—these often hide bigger problems. Also, confirm the ceiling height meets code; some drop ceilings lower it too much. Tenants may not mind, but if you’re selling later, drywall might boost appeal.

Great post! Congrats on getting past the nerves that come with the first deal. When dealing with realtors, it's helpful to do a live video walk-through of the interior and exterior. If they aren't willing to provide this, then you know to move on. 

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