Help! We are renting our single family home out and have encountered numerous issues with our current tenant. We live out of state but my husband is in the area for the weekend and had to go to the house to fix some lighting issues. He stated that the house is a terrible mess. The hardwood floors in the living room are ruined because of muddy shoes, one bedroom you can't even see the carpet due to clothes, toys and food! Then the tenant has a ferret that we didn't authorize and has their 150# dog barricaded on our deck which is full of feces! (She was permitted to install a "removable" dog kennel) She also installed a security system which was suppose to be wireless but he said there are wires taped all over the walls. The worst part is that she apparently hit a deer and hung it in our basement!!! There are blood stains in the cement! This woman is a doctor so we are so shocked as to the condition she is living in!! We have always taken great care of our property and want her out now! Based on the above information do we have any grounds for eviction and if so what is the process? --98.91.xx.xxx

Read your lease and post what it says in this thread. --184.239.xx.xxx

I too am a Mo resident, and when this happens to me, I let them alone as long as they are paying. The majority of the damage is done, moving them out now will only cost you money to repair what they have done in order to rent it again. Since this is normal to them, they will be satisfied to live in the house the way it is. Think about it, if this house is renting for 750 a month, and they stay there another year, that is $9000 that you will have to apply to her time as a tenant, thus your odds of coming out ahead are much better. None of us wants to see our homes in such a mess, but once the damage is done, you are best off to back off and keep accepting the rent as if nothing happened. --75.121.xx.xxx

Thanks for the reply Patty. The property in which we are renting was our own home that we lived in...until my husband was transferred out of state. We do have a 12 month lease which I tweaked a version I found online. It doesn't really state anything about "clean" livable conditions and she was permitted to install a dog kennel outside for her dog she stated was an outdoor dog only. The lease allows allows for a small indoor dog as well, but that's it for pets. She stated the security system would be wireless and I did include those specifics into the lease as well. As far as the deer...I guess I didn't include a no gutting deer in my basement clause but who does that in the first place?? My husband took pics and from the looks of things the house is filthy but I don't see any permanent damage. One wall sconce is hanging, there appears to be pet feces on carpet in bedroom and smears on walls. The house is completely updated, carpets are two years old, hardwood floors recently refinished. We made the improvements with the intentions of living there long term, not for rental purposes. There is a clause in my lease that states if there is any damage to the property which may inhibit tenants use than either of us can terminate lease with 3 days written notice. Reflecting on that wording I guess that doesn't leave us much legal room for eviction for damages to the property. Of course I entered into this agreement with the naive notion that I found the perfect tenant and the lease would be issue/conflict free. --98.91.xx.xxx

Gail, The ironic thing is that she complains about everything! We have paid for a plumber on two occasions to remove a tub hair clog which states in the lease is her responsibility but did so out of good faith. Now she is requesting a water softener and stated if we don't put one in she will have the water tested to ensure its safe to drink. (we have a well) We of course have had the water tested in the past so we aren't worried about it passing. --98.91.xx.xxx

California law says the tenant is responsible for habitability issues if those issues are caused by the tenant's actions. So even if your lease wasn't specific about how the premises have to be maintained, you may get some relief from PA law. Best to check with an attorney and see what your options are. --76.14.xx.xx

--24.18.xxx.xxx

Hire an attorney tomorrow. You don't know what you're doing. Your property is being destroyed. Get tenant out pronto. --108.250.xxx.xxx

You are absolutely right..we don't know what we are doing! We are renting ourselves and I treat this home the same I would as if I owned it! I guess I assumed because she is a physician she would have better hygiene habits! Its difficult to access and manage a property from 1000 miles away and in retrospect I would have done a thousand things differently but I guess that is part of learning. I don't really care about any income generated from rent..I'm more concerned with potentially incurring further/greater damages to my property that will cost more in the long run! If a person doesn't seem to care if there is visible dog feces on the carpet in your kids room then I can't imagine they would have any more desire to properly take care of the rest of the home. She pays her rent on time (usually) so I'm hoping I will have some other type of recourse to get her the hell out! Will be contacting an attorney. Thanks to all for replies. --98.91.xx.xxx

Are you sure that your actual tenant is the one who signed the lease? --70.16.xx.xxx

I agree with Gail and Patty, you drew up a lease without knowing what part or parts are illegal wording, however free flowing plumbing are tenant problems, be sure to include a copy of the receipt - add to be paid in next rent cycle. Do not wait as the court would see this as laxidaisical business behavior which will discount your damage claims later. People of all walks of life are sloppy, but keep the pictures to remind them the carpets need to be professionally cleaned at tenant expense at moveout time or will be and deducted to get them stink/stain free. This brings up another topic about pictures - you need to take of each room at least 5 pictures, I give the renter a photo-cd at 6 months inspection time to remind them the condition needed to get back all the deposit- now charging double deposit on the single family places where they repay me for the water bill. --75.94.xxx.xxx

If it is stated in the Landlord and Tenant act that the tenant is responsible to keep the rental unit clean along with repairing any damage done deliberating or done by invited guests then the tenant has a serious breach. Try to get some advise from a landlords association. The damage in the rental unit is only going to worse where one has to mitigate damages. Google to find a landlords association near the rental unit. --74.220.xxx.xxx

That can be combined with an additional 15 day (ie 30 day) Notice to Quit (Move Out). Note: the "30 days" should match the end of a rental period. Look for a copy of "Down to Earth Landlording" by Don Beck to understand the basics of doing it in PA. --68.83.xxx.xx

--67.175.xx.xxx

(Had some basketball players that would sit around one of my yards. Thanks to another house where a dog produced a lot of yard sculpture...I was able to correct the sitting problem by moving the sculptures from one yard to the other. There is always a solution - seek it). --108.28.xx.xxx

Just as a comment....over 20 years ago when we first got started in the rental business, a very experienced landlord told me that those in the medical profession are among the dirtiest tenants you will ever see. It's a scary thought. --216.137.xxx.xx

I would not pay for a water softener. If she absolutely has to have it, I would offer the tenant to pay and have my people install. I would collect additional deposit to have it removed upon her departure. Waters softeners can foster the growth of bacteria, especially in non-chlorinate water (well water). --75.160.xxx.xxx

I have done the warning, followed by cleanup and charging it to tenant route before. I kept at it until I evicted for non-payment of rent. --64.184.xx.xxx

I would look into giving a notice to change something - and then pay to have the house cleaned. ** Give another 3 Days notice to remove the ferret and have the dog removed from the deck! --182.53.xxx.xxx