I know it has been talked about here a number of times regarding how important it is to not just let an outstanding balance go after a tenant moves out.

In July we had an open balance of around $22k owed for judgments and collections related to evictions and damages against past tenants. In the last 20 days 1 of those accounts paid off their account in the amount of $3,393 and received $710 in garnishments from another.

I waited six month to attempt my first collection. Why? Because in my State, a judgement can be contested with an attorney within the first six months of receiving a court ordered judgement.

Then I send out a letters asking for payments. First at my x-tenants new residence. Followed up at their place of employment. If still no answer I send out a second notice to address left on the tenants application, such as parents or friend to contact in case of emergency. I send the letter to that contact with a c/o (care of) name of my x-tenant.

Then if still no reply, I conduct a debtors exam through the courts.f If the tenant doesn't show up, I get a bench warrant. This will lead to an arrest of the x-tenant which will get the ball rolling towards a settlement.