I have a property that has been difficult to rent out to qualified tenants....changing demographics.

I now have well qualified tenants of one year, so far not a difficult tenancy. Fast forward to now. I discover they have moved in a new golden retriever puppy into a NO PET townhouse. I decided to do nothing because ...difficultly renting and they are super good housekeepers. Also, they are easily collectable and I will go after them for damage. I did however issue a notice to raise their rent.

They sent back a notice they will move unless i do not raise their rent. I ignored their response for over a month, new they have a legitimate repair request and are again wanting to know my decision, before they 'sign paperwork' elsewhere.

My future plans are to convert this property into a place for nurses once the new hospital is completed next year. My question is.. no rent increase this year and boot them next year, or play their bluff knowing they may well move. Oh, I will be

traveling for an extended time right around the time of their move out so looking at an extended vacancy going into winter.

Let em go.

They can’t expect to blatantly violate the lease agreement without repurcussion.

I would also let them go. I agree that this is an example of good tenants "who are not".

I do think you made a mistake in not calling them out on the lease violation.

I would tell them they are in violation of the lease by bringing a dog into the property which you tolerated because they are reliable tenants. But their actions have changed the terms of the agreement. Their current rent amount is for a no pet agreement. If they remove the unauthorized animal you will agree to no increase for another term. This is your preference because you wish to keep the home animal free.

Who owns the unit? You do

You have a lease!!!

Enforce the lease!!!

You are in control, zero tolerance.

You had your answer already.

"I'm raising your rent."

"We're gonna move if you raise your rent."

"I accept your 30-day notice. Here's your move-out checklist. Thanks."

What about this property makes it difficult to rent? Bad location (not easy to fix), odd layout (not easy to fix), or is it something you could fix without much cost/effort?

If you've got a steady source of tenants en route with the hospital, I'd be tempted to keep them where they are at for now. Use the "how much of a raise do you feel you can handle?" tactic. If they say zero, then just bump it by a trifling amount ($20). People who move over $20 per month were moving anyway, regardless of what you were doing to do.

I think this is a "right or rich" scenario, and unfortunately it doesn't sound like you can be both. I'd take rich, and as you said, hit them for the damages after the fact. Bare minimum, their deposit gets used up and they pay any damages and cleaning out of pocket.

Sid...that is my quandary. I hear Brad saying pick rich or right. i also hear that maybe this is the time I should try going back to listing with Realtor. I have not done that in years and am wondering if I should give it a try again?

Sid...that is my quandary. I hear Brad saying pick rich or right. i also hear that maybe this is the time I should try going back to listing with Realtor. I have not done that in years and am wondering if I should give it a try again?

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

after a year the damage is done.

what's best for your business... you have a plan.. it require them to be there paying rent for one more year and it require you not to raise the rent...

so play along until you are ready to take back the property and give notice and play on YOUR terms.

I have lot's of clients that are landlords and landlord friends too. As a contractor and owner/investor, I've seen plenty. Let me first tell you when I ask advice from seasoned landlords, they always say,"raise the rent and if the tenant wants to leave, no big deal"! THAT"S WHAT THEY SAY BUT NOT WHAT THEY PRACTICE.

As an owner of over 100 rentals (apartments, homes and commercial), I evaluate each tenancy separately and do what best in my interest.

I look at my income and appreciation goals. Another vacancy will take valuable time to repair and rent out. Usually it will cost from $2,500 to $4,000 for a turn over and $1,250 in lost rent. So not getting a few extra bucks from a tenant over the next 12 months is really no reason to cry about spilled milk. At a $25 rent raise, that's only $300 per year.

Now when my partner said to me (on a single family home we purchased back in 1980), "Robert why do you play around with the tenant and let them make two monthly payments, we should just get them out and find someone who can pay by the first"!

I told my partner, who's hasn't bothered to inspect the home in over 20 years, it's going to take around $70,000 to do a complete remodel and bring this 1959 home into the modern century. I will get rid of the tenants, but please cut me a check for half, $35,000!

If it is difficult to rent out to qualified tenants, i would keep the current tenant with no rent increase this year and boot them next year. Tell them that to avoid the rent increase help keep up the place and keep the repair to a minimum.

As Plenty says, the damage is done.

Bill for damages to date and repair.

Keep them there month-to-month at your rent (Aldo's Rule #1) and bill for new damage when you give them their notice in x months.

Is this your plan: My future plans are to convert this property into a place for nurses once the new hospital is completed next year. My question is.. no rent increase this year and boot them next year, or play their bluff knowing they may well move.

I agree with SID. Instead of raising the rent, which is every month, require them to give you a one-time non-refundable pet FEE. Mine is up to $375 now, but go with Sid's $300. That will give you a $50/mo increase for 6 months. As long as you assure them that any further lease violations, and they will be looking for a new place earlier than they expected.