--76.119.xxx.xxx

A good constable will now talk them out before Friday because that will save you a lot of money. A good constable will scare them with the reality of what is about to happen and the reality that most people never see their stuff ever again because they can't afford to get it out of storage. He'll convince them that it is entirely in their best interest to get themselves out before the deadline. --76.19.xx.xx

As you screen their replacement, the most important thing you need to do, is to remember how difficult, how expensive & how aggravating getting rid of this unwanted tenant has been. --151.203.xxx.xx

Put a PERMANENT MAILING ADDRESS on the form - his parent or someone stable, not likely to move. --50.129.xxx.xxx

I teach that a good eviction starts with the application before move-in. --50.129.xxx.xxx

Next problem - although I figured out the court stuff, I am baffled at the screening prospects. I would love everyone's input as to screening guidelines, resources, and good books. I have several so far. --76.119.xxx.xxx

But I am looking for a "Cliff Notes" version. --76.119.xxx.xxx

Pls let me clarify, as I am beat. Several prospects, and several obvious resources (i.e. mr.ll, etc.) I would like guidance as to what works best. Thanks again! --76.119.xxx.xxx

LLMA, you say you are looking for a good screening service. For running credit checks, many of the landlords who visit this site (including ones in MA), use the service featured on this site. --205.188.xxx.xx

Get yourself a copy of "small claims Court , how to Collect the money you've won" by Jim Martin. It's available on this site and is very good information and reference. --108.238.xxx.xx

Best thing right now is rest up for the end of the saga, just rent a few movies and relax, take pictures of obvious damages even if you do not have move-in photos for comparison, take a set before you rent again. If carpet think ketchup spills, walls with shoe polish, hopefully not much worse but you never know until the food, furniture and packages are moved all moved out - this is why you do not have to give an instant refund, You have Steve and Dan coaching you on the MA law as 30 days till accounting statement - use cert mail so when you get the green card this timeline can not backfire and somewhere maybe they accidentally updated the court on a new address, this is always a good idea telling them you want to send the settlement to them and sometimes settlements go far beyond 1 month we are allowed to hold as deposit here, In 2011 I had a unit inspected in detail in Dec 2010 after lead repairs and 4 months later 6700 damages from overflowing 2nd floor tub, repainting to look like a sports bar - all the way down to the laundry room where they built an extra room in the basement so close to the gas line we had to cut away the wall so it could be turned off. I had another one change the locks after we had police open the unit to check for damages - I thought it would have been completely trashed but just some stupid stuff around 350bux. --99.128.xx.xxx

You need to get to St Louis. Fly, drive, hitch, or walk but GET THERE! It will be a life changer for you! --50.129.xxx.xxx

I do have move in photos of the place. I expect it to be dirty and trashed, but if I find obviously serious damage done in retaliation, I will call the cops and file a malicious destruction of property criminal complaint. If I am not mistaken, in MA we get 10 days. Tenant and I both know there is already damage done beyond the deposit, so I don't think the tenant will tell me where she is going. Her boyfriend kicked in the front door last year, and although I repaired it, the contractor replacement estimate about covers that. Every blind in the place needs to be replaced, they broke a door inside and I have sheet rock repair to do also. Tenant snuck in two cats and admitted they peed on my new rug also. Luckily I am great at cleaning, mudding, sanding and painting, and my husband will help me w/the doors. We are planning on keeping the $500 deposit, once we go through the place. Can I get a forwarding address from the post office if the tenant won't give it to me? --76.119.xxx.xxx

--151.203.xxx.xx

Steve, when you do the accounting statement can you wipe off the interest in the damages? I have done this for many years and had some well spoken atty as well as legal aid who never asked about this, I came close to losing a case once but so far have always prevailed - collecting is another story as we have all been somewhere in the frog jumping game. --76.241.xxx.xxx

Virden, in MA we have to give them their interest every 12 months. You are not suppose to let it accrue for any longer. On the plus side they only get interest if they are there at least 12 months. --151.203.xxx.xx

Steve, I sent her a check for her interest, tracked mail, and document that she confirmed her receipt of it, upon her one year anniversary. Of course, with what the bank paid, it was only .60, so she never cashed it. I sent her a copy of the statement too (LL/Tenant Acct). I would think I could account for the interest paid, and unpaid against the damages, couldn't I? Don't I have to file a motion for another judgement anyway for the damage (in excess of deposit) to the unit, and the cost of the constable/movers? I reviewed the agreement I made w/the tenant to reduce rent, with the housing specialist, and stated that since she broke it, I wanted the $1,175.00 I lost in making it back also. He said I could file a motion for that, and that I would likely win. This motion for lost money would just attach to the current eviction case, right? I'm just worried JK won't like it. --76.119.xxx.xxx

Also, I believe that if the envelope was forwarded that there is a way to request address service from the post office - ask at your local one. --71.175.xxx.xx

Once I mail this, can I finally take the deposit, or do I need to go to court for that too? I was going to wait until I got in there to see what I was up against, and then call the housing specialist. --76.119.xxx.xxx

I'm a little out of my depth here. I'm not sure how fussy MA is about this - I know that state is tough to work with. Why don't you post the accounting questions as a new topic for MA LL's to respond to? --71.175.xxx.xx

You can go back to court & have the judgement amended. If you decide to go back to court don't worry about what the judge or the housing specialist may think. You should be more concerned to not let this "former" tenant cause you any more emotional grief. --151.203.xxx.xx

Lady LL - If you never get your money back I think you can report it as income (to your former tenants) to the IRS about 10 years after the judgement. You loose the ability to collect. Certainly not something to keep at the forefront of the brain, but you can bet they never saw that coming! --75.140.xxx.xxx

Mark [CA], as long as you have a valid signed rental application you would be able to run a future credit check provided it was for a legitimate business reason such as trying to collect a legal debt. --151.203.xxx.xxx