I had my first chess match type move out with an evicted tenant. Possessions were left behind. Long story short, they dragged their feet for a while making issue about timing to move out, etc.

When the time came, I required of them to coordinate a schedule with security personnel to oversee the move out. Basically a babysitter.

I paid the security to safeguard the property for $50 an hour for 2 hours. They needed 3 hours and the security guard called me 1/2 way through the move out and said they asked for another hour. I said that was fine but they need to pay his fee. They paid him for the 3rd hour. I asked him when he called how the move out was going. He said good and that he was cracking the whip on them.

They moved EVERYTHING out of the house. They didn't cherry pick and leave garbage. He made them move everything off the property.

When the 3 hours were up, I went through with him and locked the doors and left. They still had several hours of packing the u-haul with stuff sitting outside.

Very well spent $100 on my end and I will certainly hire security again if a move out comes to this, especially after eviction.

I highly recommend this. Be sure to check their liability insurance and state licenses are current. All you need is a guard getting into a shoot out. Guess who gets sued...

I long considered opening a deadbeat removal service and using my armed guard students, but there's just too much liability and too many ways it can "go south," so we never did.

The set out is the people being "set out" of the unit at the eviction. They don't always get their possessions out right then and there.

I had thought about that previously when my constable told me he wouldn't "babysit" nor would any of the others in my county. Glad it worked out.

David, it's not really tenant friendly compared to a lot of other states. From the date of nonpayment, to the physical set out, we can be as short as 30 days. Give or take for holidays and weekends. I'm allowed to move their stuff off site to a storage unit on my own and start working on the house if I want to, but it's not worth it in this case.

In my town, set out day means set out day. The tenant, all their junk, locks changed. Done.

Just to confirm my understanding: are you saying that in your state on set out day, they can just leave all their junk in your house? Double check! I think you may have been a free storage place for 3 weeks unnecessarily.

Another thought: next time could you pay two guy $50 each to be there on the set out day and have THEM move the junk onto the yard?

NE, that's not exactly what I'm asking.... picture this scenario.

It's "set out day" and tenants are still there. You open the door, set them out, change the locks and meanwhile you have your two $50 helpers move all their stuff out at the same time. Illegal?

Also, what about the lease clause that Brad20K and I use to authorize us to make deliveries to their emergency contacts? I'd just load all that stuff onto a trailer and drop it by whoever's house along with a copy of their signed authorization.

This PA law is relatively new ... less than 10 years. Previously, there were absolutely no guidelines. So this is better than nothing.

Sid, what you are proposing would land the landlord in a heap of trouble ... not sure what that trouble would actually be but it absolutely illegal. I actually have never heard if any of this has been tested in court yet.

Must wait 10 days after rent is due to file. Court will be about 7-10 days later. So we are 20 days in.

In NC, tenant has 10-day automatic right of appeal after possession is returned to LL in Court. They can wait until the 10th day then waive, so you are hostage until then. So we are 30 days in.

After 10 days, LL files Writ of Possession with Sheriff, who calls/notifies tenant what day they will be set out (up to 7 days later.) 37 days in.

Actual ejection day is just getting THEM out and changing the locks with Sheriff present. He also posts a "No Trespassing" notice with LL's contact info.

If they leave stuff behind, there's a whole set of rules for that depending on worth of items left behind. Usually LL must hold items for 10 days and wait for Tenant to claim them unless it's truly just trash.

So 47-50 days if Tenant knows all the tricks.