Tenant and their guest

I currently have a tenant who has signed a year lease. The lease states that 24 hrs after signing she must electric in her name or electric will be turned off. 3 months after signing she finally does. She has also failed to pay rent this month...10 days late. The problem is she has disappeared but when doing so she allowed 4 people with 2 dogs to come stay at her place while she was away to dog sit her own dogs. She refuses to answer phone calls unless it's the police. I have contacted the police to have the guest removed but the police say it's a civil matter and I must evict them. When I tell the police it's been 4 days and they haven't established residency, the police tell me it doesn't matter that she gave them permission and her being here or not being here doesn't affect that. They tell me they have a right to be here because they have permission. They have violated every rule in the lease, they are destroying my property. What can I do to get the guest removed immediately. --70.195.x.xxx

Tenant and their guest (by Ken [NY]) Posted on: Dec 10, 2017 7:25 AM
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Evict the tenant for non payment of rent and the guests go with them --72.231.xxx.xxx

Tenant and their guest (by Mike SWMO [MO]) Posted on: Dec 10, 2017 7:30 AM
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Gary Not what you want to hear

Go find you a 6foot 4 cave man somewhere that doesn't care about laws and rules and tell him you have a property he can live at for a month or so and there is free food and free sex with anyone he wants.

Didn't the police say the deadbeats can live there because they have permission. Well your cave man would have your permission.

Take this advice with a ton of salt. --71.28.xxx.xxx

Tenant and their guest (by Steve [MA]) Posted on: Dec 10, 2017 7:32 AM
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Gary, it appears as though you lost control soon after she moved in. It's not the end of the world & most of us have been in your shoes at one time. Now it's time to put on your big boy pants & take back control of your rental property.

The police are correct at this point it is a civil matter & not a criminal matter for the police.

Your first step should be to serve the tenant & any occupants with whatever non payment of rent notice is required in your area. If you are not sure what the legal requirements are then you will need to hire a lawyer to handle this for you. If you do not know the type of lawyer to hire I suggest you contact a LL group in your area to find one. You could also post the city or town that the rental is located in & perhaps one of the Kansas posters can give you a few names of lawyers or eviction services. --72.93.xxx.xxx

Tenant and their guest (by Vee [OH]) Posted on: Dec 10, 2017 7:35 AM
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There is no time like the present to download - print and understand your local and state tenant laws, I suggest placing them into a 3ring binder and flip over for the state laws - now you have rental helper 101, what does your lease say about pet sitting? the duration of guests? how about city/county animal laws? Are these dogs allowed by insurance? Do you have copies of vaccination records for any of the animals? (I require photo vet record - nearly everything since the digital explosion in 2008 has photos, and a 150bux pet registration fee per animal).

About getting anyone out quickly - this depends on your local court timing, some detail will be in the tenant laws or just visiting the courthouse website, it sounds like you are reaching for buttons but not sure what to do, for your first eviction you may want to get a flat-fee eviction service lawyer - there is no other lawyer who understands housing court like these teams, visit housing court and observe who brings in more than 1 case and knows the questions asked of the judge before they are spoken - get together with this person in the hallway and ask if she/he can help you, get a card and bring 3 copies of your lease to the office so they can begin, they will advise you what legal notices have to be used in your area, in my area this costs 350-400 - rent is already late so pay attention. Get rested up so you can focus on getting the unit cleaned up once it is cleaned out. --76.188.xxx.xx

Tenant and their guest (by NC INVESTOR [NC]) Posted on: Dec 10, 2017 7:38 AM
Message:

Non-permitted guests have to be evicted but that can be much more complicated than evicting the legal tenant. In this case evict for non-payment. You might want to include "and others" in your eviction filing to ensure they are covered. If the tenant was current on their rent you could evict for a breach of their lease provided your lease contains a clause about non-permitted guests.

I have a $500/non-permitted occupants charge. I also have a clause that states guests can only stay overnight for a maximum of 10 days within any 6 month period. I will make an exception under certain circumstances i.e. the tenant has just had a child and a family member from out of town is there to help.

Even squatters need to be evicted no matter how they got access to the property. --71.75.xx.xx

Tenant and their guest (by Kma [PA]) Posted on: Dec 10, 2017 7:42 AM
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File for eviction make sure to put your tenant name and all residents. I hire a lawyer one time, the lawyer put only tenants name, then I need to file for another eviction for other people who stay there. stupid Lawyer. --172.58.xxx.xxx

Tenant and their guest (by Gary [KS]) Posted on: Dec 10, 2017 8:05 AM
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Thanks guys. Definitely not my first eviction, I do know the laws here very well but they have no laws regarding guest. I've never dealt with a guest situation until now. I guess we're going to the courthouse Monday morning. --70.195.x.xxx

Tenant and their guest (by Vee [OH]) Posted on: Dec 10, 2017 8:31 AM
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You need to ask the guests for written permission from tenant, for all you know they have broken in living off tenants supplies. --76.188.xxx.xx

Tenant and their guest (by Richard [MI]) Posted on: Dec 10, 2017 9:37 AM
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They are likely playing you. Evict tenant and all others.

Might be a good time to revise your lease to address these situations.

No dog sitting, no multiple guests for housesitting. Penalties of they do.

--23.121.xx.xxx

Tenant and their guest (by Nicole [PA]) Posted on: Dec 10, 2017 10:30 AM
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.... I hire a lawyer one time, the lawyer put only tenants name, then I need to file for another eviction for other people who stay there. stupid Lawyer....

not true in Pennstylvania ... that's not how it works. you file, as the lawyer did, against the tenant ... no need to list anyone else. constable posts the property and that is the only service needed. lawyer did it correctly. --72.95.xx.xxx

Tenant and their guest (by RB [MI]) Posted on: Dec 10, 2017 10:50 AM
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Evict ET-All --71.13.xx.xxx

Tenant and their guest (by Robert,OntarioCanada [ON]) Posted on: Dec 10, 2017 11:03 AM
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A lot of smaller rental housing providers are reluctant to run thorough credit checks on all adult applicants or are not familiar with process. Prevention is less costly than evicting as now there are arrears along with completely trashed out rental unit. Never allow a tenant until they have a account with all utilities where it has to verified before they move in. Unpaid utilities and unpaid rent go hand in hand together. If on the credit reports you find unpaid utilities then avoid them completely. Consider joining a landlords association where Google to find one near the rental. In future it is better then learn from the school of hard knocks. --207.164.xxx.xxx

Tenant and their guest (by Kma [PA]) Posted on: Dec 10, 2017 11:36 AM
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Nicole, what happen was that the eviction day constable come told every body to get out. People leaved some of their belonging in the property. The next day I came back to check the house other people in the property not the tenant. They broke the back window to go in. I call the police. The police come and check their id. The property address on their ID. I showed the eviction paper to the police. These people are not my tenant so on the eviction paper didn't have their name.

The police told me he could not do anything. I need to evict these people again. --172.58.xxx.xx

Tenant and their guest (by Julie [KS]) Posted on: Dec 10, 2017 2:41 PM
Message:

I had a similar situation this summer except the leaseholders shagged & "subleased" without my knowledge until the rent didn't show up.

I posted the property with the 3 Day Notice of Non-Payment & also posted for abandonment. Posted at 10 AM on a Friday morning. By Friday afternoon 3 PM the property was empty. The next morning my appliances were also gone thanks to the next door neighbors.

Actual leaseholders had been ghosting & ignoring me via all forms of communication-----email, snail mail, phone & texting for 30+ days.

My abandonment notice includes wording to the effect that if contact is not made within 24 hours of posting locks will be changed & leaseholder will need to make contact with management in order to re-gain access to the property.

KS is rather murky on abandonment. But I was willing to take my chances with a judge since the actual leaseholder was non-communicative. My property was mostly empty, utilities were on the verge of disconnect for non-payment. Your mileage will certainly vary with the abandonment route.

Even in our area evictions aren't quick anymore. Especially if they can't get anybody served & I see that as the likely problem. --63.245.xxx.xx

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