You are fed up with dealing with tenants who stop paying their rent or damage your rental property. Although it may seem like there's no end in sight, you have options available. 

By identifying potential problems and taking specific, legally sound actions, you can take back control of your rental property, as well as your mental peace. 

This guide will help you through that process, from when to be aware of the warning signs of a problem tenant to how to resolve the issue quickly and effectively.

Common Red Flags When a Tenant Becomes a Serious Problem

Expert property managers encourage landlords to stay proactive in protecting their rental investments. One way to identify potential serious problems in tenants early on, before they escalate to something far too stressful. 

Below are the four most serious warning signs to watch out for. 

Chronic Nonpayment

Chronic non-payment is your first warning sign. A one-time failure to pay rent after some form of communication is usually acceptable. However, if there is an ongoing history of payments being made late or not at all with excuses for their tardiness, the tenant likely has severe financial problems. 

Your rental income is the foundation of your investment. Therefore, chronic non-payment jeopardizes this foundation and needs to be addressed formally immediately to ensure your continued cash flow.

Repeated Lease Violations 

Does your renter consistently violate the lease you made with unauthorized pets, unapproved roommates, or illegal parking? It may appear that each breach is minor, but if they violate those terms after being warned repeatedly, they are displaying a clear disregard for the agreement you both signed. 

Allowing these actions to repeat without repercussions will damage your ability to enforce compliance with the rental agreement. At the same time, it could also put the safety and well-being of other renters in the building, or damage the property itself.

Property Damage

Beyond general wear and tear, there are many signs of serious problems that will negatively impact your property’s value and could create a potential safety hazard. 

Broken fixtures, holes in walls, or simply neglecting to perform routine maintenance, which could lead to larger issues, such as mold due to an ignored leak. Neglect of this nature typically goes hand-in-hand with other harmful behaviors.

Hostile Behavior

When there is a threat of violence to you, your team, or your neighbors, then it becomes unsafe and toxic for all parties legally involved. A hostile relationship does not allow routine communications, nor is conflict resolved in a peaceful manner. 

The hostility may escalate quickly into violence, putting people in danger. Therefore, protecting yourself, your team, and your liability is your priority. This type of hostile behavior almost always will require immediate and the most decisive legal action possible.

Why Do Property Managers Need to Perform Early Intervention to Prevent Escalation?

Early intervention as a property manager is much more than simply addressing a specific problem. It is a strategic way of protecting both the clients' investment in their property and your own reputation. 

When you intervene proactively, it:

• Preserves the relationship with your client. A single notice may be all that is required to stop a client from continuing to engage in a particular bad habit.
• Provides an undeniable paper trail that would help protect you if you need to pursue a tenant through the courts, specifically regarding an eviction.
• Limits financial losses and property damage by stopping issues before they escalate.

Choosing to wait tells the problematic tenant that the rules aren’t fixed, which may escalate the bad behavior, causing stress and financial loss for you and your tenants. Early intervention is the key to maintaining your control.

How to Reclaim Your Property From Terrible Tenants?

Documenting everything meticulously is step one in reclaiming your property legally. If you rush through this process, you'll likely fall into pitfalls that can damage your case. The six steps below detail the best steps for protecting your rights and investment.

1. Document Everything Meticulously

Create a separate file, save all the records of payments received late, photographs of violations, all communication (text messages/email), as well as take notes of phone conversations, including the date. 

Documenting your case is not merely paperwork, but rather your proof in any court proceeding. Clear, organized documentation is how you prove your case and show you were acting fairly and professionally when handling your case at all times.

2. Serve Formal, Legal Notice

Do not rely solely on verbal warnings. You must serve a formal notice based on the violation of your lease. That could be a pay or quit, a cure or quit, or an unconditional quit. and always follow state & local law exactly as to how it is served (i.e., certified mail, posting, etc.) because serving a formal notice starts the legal clock for eviction.

3. File for Eviction (Unlawful Detainer)

After your notice has expired, you can file a lawsuit for eviction in the court located in the county of your rental property. Do not miss this opportunity. Also note that it is unlawful (and dangerous to your case) to perform self-help evictions by cutting off the tenants’ utility service or changing their locks. These actions could result in you having to pay damages to the tenant.

4. Secure a Writ of Possession

Even if you win in court and remove the tenant from your physical home, it is up to you to get a Writ of Possession as well. That is when local law enforcement (sheriff or marshal) is allowed to physically remove the tenant and return possession of your home to you. The law enforcement officer will set a time for this process and be there to oversee the tenant leaving the premises.

5. Handle Abandoned Property Lawfully

Tenants frequently abandon items when they move out. State law requires that you comply with certain time frames and notify tenants as to when you will remove (or dispose of) their belongings. Failure to properly dispose of belongings may lead to a lawsuit against you, even after the tenant is successfully evicted. Always check the local statute on this issue.

6. Reclaim and Re-rent Strategically

After regaining possession, it's a good idea to immediately replace all locks on the property, then inspect the damage above what you can recover from a claim against the security deposit. If possible, make some effective home improvement upgrades without breaking the bank. This should give the place a fresher and more modern look. 

Conclusion

Although reclaiming your property can be a stressful experience, if acted upon quickly, documented properly, and followed to the letter at each stage of the process, it can be managed. 

Dealing with terrible tenants can cause stress, which is why it's important to work with a property manager who can help resolve tenant-related conflicts. Besides handling conflict, these experts can also ensure your investment stays profitable with timely maintenance and legal alignment.