Dos and Don’ts for Problem Tenants
Sure, you’d like to think that all of your tenants will pay the rent exactly on time and in full every month, keep your rental property immaculate, never have loud parties, and never complain. But the chances are that the more tenants you rent to over the years, the higher your number of “problem tenants” (however you define them) will be.
Here we present a handful of landlord dos and don’ts for dealing with less-than-perfect tenants:
Inherited Tenants
When you buy a rental property with existing tenants, it is your right and responsibility to require the same application and tenant screening procedures you conduct for all your tenants. In other words, don’t feel obligated to allow tenants to stay unless they meet your qualifications.
Ending a Month-to-Month Lease
If a tenant is on a month-to-month lease, do simply notify them that the lease will not be renewed, within the time required by the lease. Don't give a reason for not renewing. Don’t give in to the tenant’s requests for a reason. Don’t make up a reason to spare the tenant’s feelings. You might be giving the tenant ammunition to file a complaint or discrimination claim.
Keep it Professional
You might not appreciate your tenants’ housekeeping habits—or lack thereof. You might not think that their style of dress, car they choose to drive, or personal beliefs are “good,” or “right.” Even if your tenant has an obvious aversion to showers or teeth brushing—do remember you are the landlord, not a judge on “Project Runway.” People can live as they please, and landlords should let them, as long as they are within the requirements of your lease.
Document, Document, Document
Do keep meticulous records at the first sign of trouble. Tenants who break your rules, damage your property, smoke in a non-smoking unit, or host loud parties can be dealt with—but you’ll need proper documentation to be sure you win an eviction. Start by list dates and times of neighbors’ complaints to you or to the police. Drive by and take photos of your rental property exterior—during or after parties is a good time to do so. Call and schedule an interior inspection—and bring along your video camera. Keep copies of all correspondence to and from the tenant: letters, voice mails, emails, and notices.
Illegal Activity
If you suspect a tenant of illegal drug or other prohibited activity in your rental property, don’t deal with it yourself. Call the police—it’s their job. Accusing a tenant of illegal activity or drug use could result in retaliation.
Don’t Hesitate to Take Action
When a tenant is late with rent, doesn’t pay the utility bills, breaks windows or doors, parks a disabled vehicle on the lawn, or otherwise breaks the terms of her lease, do move immediately to legal action, including eviction. Just about every landlord we know who gives in to pleas and promises or waits for a tenant to clean up his act or get a job ends up wishing they had not done so.