TheLPA.com forum postings

Buying a condo that has a tenant

Anonymous — Fri, 09 May 2008 01:26:37 -0400

I am buying a condo to be used as my primary residence. There is currently a tenant in the home. Do I have any rights? Or, do I have to wait until they leave? Am I obligated to honor a lease if they have one? I don't want to be a landlord. I just want a place of my own to live in.

Late rents

Anonymous — Thu, 08 May 2008 23:47:14 -0400

What can I do about tenants who pay late. Sometimes I do not know if the rent will ever come. 2 times I had to pay an attorney and then the tenants paid the back rent but not my legal expense.
What can I do ???

BTW - this site is great. Thank you.

tenants, foreclosure & liability question

Anonymous — Thu, 08 May 2008 23:44:47 -0400

Hello,
I rented a house to a family to help me with mortgage payment cause I live with my wife and having 2 mortgages is difficult. My tenants are always delayed on their payments and i'm having a hard time paying for 2 houses and i lost my job. so i stop paying for the rentals mortgages and decided to foreclose it but my renter is still living in the property and still paying in late with the rent. can my tenants sue me when the time comes? what should i do if that happens? Please advice.

help! A/C difficulties, whose responsibility?

Anonymous — Thu, 08 May 2008 20:42:00 -0400

Hello,

I am looking for some advice. I used the LPA lease which clearly states that the AC is the tenants responsibility. Yet I failed to include a move-in inventory checklist when they first rented. They noted that(the missing form) on the lease but did not list anything or let me know anything was off at the time. I do not know when the AC stopped working as I've never had complaints before and as I've worked with them previously to fix things even when they were responsible for them, I feel like I've had enough. But am I liable?
Here is an excerpt of my tenants last email to me:

"When we moved in, we assumed that the central air and heat was working properly-- if you say we agreed to rent the property "as is"-- we shouldn't be responsible for maintenance required previous to October
31, 2007. YOU are responsible for making sure that everything is working before we move in.

We have only used the central air twice this year-- it should not require a cleaning OR maintencance if it were working properly/clean when we moved in. I'm pretty sure that legally you cannot rent property without a fully functioning heating/cooling system. Can you please provide proof that you can legally rent property without such
systems?"

Advice please!

Liability

Anonymous — Thu, 08 May 2008 19:49:26 -0400

I own a condo, there is a HOA responsible for the outside area. My tenant fell on the lawn and broke her arm while she was outside on the lawn. Is it possible I will have liability even though it happened outside my unit or is it the HOA's responsibility if anyones. Thank You.

College student moved out 2 months early

Anonymous — Thu, 08 May 2008 19:45:04 -0400

One of my tenenants in my rental, college condo, got in a fight with her roomates and moved out 2 months early? Says she won't pay, we have no lease. We had a lease for the previous year but shame on us we didn't have her resign it. My question is since she said we don't have a signed lease can I change the locks and tell her that if she comes on the property I'll have her arrested for treaspassing?

guest cancellation for vacation rental

Anonymous — Thu, 08 May 2008 19:21:55 -0400

we are a vacation rental company in Hawaii and have a guest that booked 3 units and 6 weeks later he decided to cancel. We have a written contract stating our refund policy which states that a $200. deposit is withheld unless the guest re-books for a future time. He did not rebook and now has challanged the withholding on his credit card. We sent him the rental contract and explained it verbally, however, he never signed and returned the paper copy.

What is the law with regards to refunding his deposit?

Landlords right to show property for resale

Anonymous — Thu, 08 May 2008 18:31:41 -0400

My rental property is in New Jersey,
The lease states that the tenant agrees to make the place accessible for showings for the purpose of sale and re-rental but one of my tenants is keeping the door locked thus not allowing prospective buyers to enter see that room. what are my rights as a landlord and what can i do in this situation. Thank you for your input in advance!

Apartment Appliances

Anonymous — Thu, 08 May 2008 16:18:20 -0400

Is it customary in the State of Arkansas to have landlord be responsible for supplying stoves/ovens & refrigerators?

I'm from California and landlords are typically not responsible for the applicances. In Texas, in appears landlord customarily suppliy the appliances.

Please specify if customary or legally.

Thanks.

Squatter?

Anonymous — Thu, 08 May 2008 13:04:58 -0400

When I viewed a 4-unit a couple months ago with the intention of purchasing it, I was given all the info on the current tenants. I'm closing escrow today and yesterday my property manager made a final viewing. She found out that sometime in the last couple months one of the tenants moved out and gave the keys to another gentleman who is now living there and paying the rent.

Do all the same eviction rules apply? Or is he trespassing? The original tenant was 3 months into a 12 month lease.

Tenants moving out...owe me rent...

Anonymous — Thu, 08 May 2008 11:44:48 -0400

I've got tenants who have lived in our rental for 3 years. Always paid on time. In April, they put a stop payment on a check and said they're checking account information had been stolen and someone got access to their funds. I gave them until the end of the month to pay me. May rolls around and no check for last month and no check for this month. I call several days in a row and no response. When I finally leave a message that I'm going to have to start eviction process, they call back and say they sent me a 30 day notice that they're moving out June 1st. That's fine.

My question is: I know they've taken care of the place...so they're deposit will cover their May rent but they still owe me for April. What steps should I take to recover this April payment if they are not forthcoming in paying it? Should I file a small claims BEFORE they move out? Otherwise who knows if I'll ever find them again.

Thoughts?

Eviction/Lease termination for a TAW

Anonymous — Thu, 08 May 2008 11:35:15 -0400

I have/had a tenant at will. He was disabled in a work related accident and has had all sorts of administrative problems getting disability. I waited for a year (he paid no rent) then advised I could not wait any longer. I gave him a 45 day notice that I was terminating his lease and he was expected to be out by April 1. He told me in April he was trying to find a place to go, but I told him if he was unable to make arrangements by MAY 1 I would begin the eviction process. I have the necessary Notice to Quit form for MA. There are language differences for a TAW and a leased tenant.It is considered a deceptive practive to use the TAW language with a tenant who is not a TAW. At this point, since his tenancy at will was terminated, there is no lease at all. Am I required to do the Notice to quit with tenancy at will language?

First Time Landlord

Anonymous — Wed, 07 May 2008 21:13:31 -0400

Here we go then, we've just put a contract on a new house and have decided (in this economy) not to sell our current house, but to rent it out. So where do I start? We've had a few people to view the property but as yet, no applications. What should I be concerned about? All advice, opinions, comments and suggestions are welcome. Share the wealth!

Judges

Anonymous — Wed, 07 May 2008 13:38:50 -0400

I Used to belong to a NY state group and it was great until they had a power struggle within their own group and then they folded up. Landlords needs this type of group. The problem here in Oneida NY , where I live, is that the judge that does all of the evictions is not very good at all and told me once, " I hate Landlords" I was sueing a tenant for $800. and when I went the court I owed her $800. There were attorneys in the audience that were dumb founded by that decisions and told me to appeal it, but that would have cost me $1500. just to get the case in county court. The legal system here is very bad and nothing can be done about it. This judge told me that he will only evict a tenant if they owe money and no other reason. breaking a lease by a tenant is not grounds for an eviction here, and if a tenant is on a 1 year lease this judge will not evict for any reason, even if they are destroying the building, evn the police will not stop them because they say they are trenting the place and can do what ever they want to there. Do you have any ways of solving these types of problems for the landlords here. One college town nearby holds the landlords liable is a tenant has drugs or comitts a crime, the landlord can go to jail for this. how dumb is this??? New York State needs help !!!!

small claims court appeal to district court

Anonymous — Wed, 07 May 2008 06:36:13 -0400

When would I decide to appeal a small claims court decision concerning non-payment of one month's rent and take it to district court? Thankyou

window coverings - landlord obligations

Anonymous — Wed, 07 May 2008 00:11:31 -0400

Need advice...my apartment has never had window coverings because of the beautiful view and my tenant is asking for coverings in the bedrooms. I understand she wants to cover the windows due to sunlight issues but neighbor issues is not really a problem. Blinds are too expensive. What are my obligations as a landlord - do I have to put window coverings? Can i put rods and tell the tenant to purchase drapes / curtains? and how would I word it? please advice I am in great need of good advice!!!!

Can I collect the balance?

Anonymous — Tue, 06 May 2008 23:16:06 -0400

If I lease my rental for 12 months & the client must leave after 6 months due to job re-location, are they bound by the lease to pay for the entire 12 months or should I have a seperate rule enclosed to explain that they are liable for the full 12 months of rent?

Is their a specific form for this?

Should the un-used rent be asked for in full when they leave or can they send monthly payments from their new home? Also, would I be allowed the rent to someone else or do I have to wait until their lease term has ended?

thank you -

Xavier in Pennsylvania

Apartment Complex

Anonymous — Tue, 06 May 2008 15:38:27 -0400

Took over an apartment complex in April. 2 of current 14 tenants have signed leases with us.

Although some of those 12 have paid rent to us without a signed lease.

Can you evict someone who pays rent but doesn't have a lease to live there?

Apparently they have never signed a lease with the previous owner.

Thanks!

Can a boy and girl share a bedroom in CO

Anonymous — Mon, 05 May 2008 20:41:16 -0400

Do you know or can you tell me where to look for the answer to the question:

Can a boy and girl share a bedroom in the state of Colorado?

Thank you.

No rental agreement

Anonymous — Mon, 05 May 2008 17:54:58 -0400

I'm renting my home garage for the past six months my teenant has been giving me headache with the rent. She is one month behind and since January she has been late with her rent.

I made the big mistake to rent it with out a rental agreement.

I don't know what do to? It's already the 5th and no rent has been paid, plus she still owes me last rent.

Please advice...thank you

LLC and evictions question

Anonymous — Mon, 05 May 2008 13:02:44 -0400

In some states if one owns property in an LLC an eviction must be handled by an attorney, rather than the LLC owner. With a sole proprietorship it is different, of course, and the property owner can handle the eviction without an attorney.

Does anyone know the specific law for North Carolina regarding LLCs and evictions?

Thanks in advance!

Mark

Rent Increase

Anonymous — Mon, 05 May 2008 09:21:51 -0400

I have had tennant in my rental apartment for just under a year. The contract is up on May 12th and I know she will renew. Over the past few months I have noticed the presence of her boyfriend more and more. I have found out that he has moved out of his apartment and is now living with her. When the agreement was first written up it was for one person at $600 per month (975 sq.ft.). We pay for the heat (oil) and the water bill. I want to raise the rent to $750. Should I have his name on the lease and how should I confront her with this boyfriend issue?

Neighborhood Concerns

JerryE — Sun, 04 May 2008 21:42:13 -0400

My properties are in what I like to call "marginal neighborhoods". They are not completely dead but they are on the edge. The problem is that there are a lot of young people who are on the street all day which gives the impression that there is some kind of danger in the immediate vicinity although the crime rate is below the norm. I want to rent these houses to desirable tenants but this perception is scaring away potential clients. Has anyone had this kind of challenge and how did you deal with it? Your input, good or bad, would be invaluable to me. Thank you!

renter in my home

Anonymous — Sun, 04 May 2008 21:32:32 -0400

I have a spare room in my home that I rent out. I am thinking of getting rid of my renter/roommate. My question: does a renter living with me as a roommate in my home have the same rights as other tenants living in apartments, etc.? There is no lease, he pays month to month. He did give me a refundable deposit when he moved in to my home.
I can find nothing addressing this issue.
Thanks for you help!

deposit form

Anonymous — Sun, 04 May 2008 19:07:27 -0400

Is there a form I can use to make the tenant give me a deposit and promise to sign lease? and I keep deposit if tenant changes mind?

remove name from lease

Anonymous — Sun, 04 May 2008 17:02:46 -0400

Hi there-- just wondering how I can remove roommate from lease. The "roommate" has abandoned the living situation. Nor landlord or myself want the roommate back should that person return. Any help is greatly appreciated!

CAP RATE

Anonymous — Sun, 04 May 2008 14:01:54 -0400

Anyone know an average cap rate in Seattle? Or a place I can find cap rate data?

What to do about crying children?

Anonymous — Sun, 04 May 2008 07:49:56 -0400

I have a 6-month lease, which is going to expire in July. We have a problem with our neighbor's children making too much noise. They just had a newborn, so it cries 6-7 times per night. Every time the baby cries, it's so loud that we wake up. Our upstairs neighbors are also disturbing at night. We have to work in the morning, and can't go on listening to this each night. Between the two of them, we aren't getting any sleep.

Is there anything our landlord can do to stop the disruptions? We know he carries other properties - is it unreasonable to request to be moved early due to the noise? Since we haven't damaged the apartment in any way, is it unreasonable to request that our deposit be transferred to a new property? I feel that if he is powerless to do anything about the noise, or refuses to confront them, he should let us out of the lease early and transfer the deposit to another unit.

We have considered turning them into the police for unnecessary noise violations, but the police dept. says it won't stop the noise - they will just be fined by the city. We are also reluctant to put pressure on the landlord to evict, because we have no intention of staying at this property after the lease is up. We would like to remain with this particular landlord, but not at this property.

What should we do in this situation?

Garnish Wages or Bank Account?????

Anonymous — Sat, 03 May 2008 16:30:31 -0400

To get to the point I evicted some tenants and went to court in which they did not show up. The Judge gaves us the judgement in what we were asking for (back rent, current damages, court costs etc.) They moved out on the day of the court hearing. I do not know where they moved to nor have they contacted me except to say they moved and their belongings have been taken out. I do know their employer at the time they moved and I have the bank information. I can go through the process to have the wages garnished (25% each pay period) or lump sum from the bank providing they have the money in there I assume. The judgement is a little under $2000.00. Any suggestions would be great.

Thanks

security deposit in parents name

Anonymous — Sat, 03 May 2008 13:37:35 -0400

I placed a security deposit in a trust fund about 2 years ago that I received from the tenants parents. The receipts and the trust account are in the parents name. The parents agreed to a month to month verbal agreement so they never signed any papers. The tenant lived in another state and the parents were taking care of all the arrangements and paying the cost to have their son come back home. The tenant took over rent payments when he arrived. The tenant states he should receive remaining security deposit after deductions for repairs. Shouldnt the person who paid, has their name on the trust account and received a written receipt be given the money? I think it should be the parents decision and plus I would feel better knowing I did the right thing.

New grass conundrum

Anonymous — Sat, 03 May 2008 05:27:38 -0400

My husband and I just stoped being landlords (thank God). We sold our houses in AZ and moved to Oregon where we just started renting two months ago, on a one year lease. Without any previous mention in our lease or verbally our landlord has decided to take out the grass in the backyard and lay either seed or sod. This will mean we won't have use of the yard and we will have an increased water bill. We told her we were happy w/ the grass and wanted use of the yard. Our concerns fell on deaf ears and for whatever reason I can't understand she wants to spend her money and make her new tenants mad. Seems like a bad idea to me! But now I'm the tenant. Does anyone have any advice? We were really looking forward to using the backyard this summer, and now our dog will have to stay inside.

judgement or small claims

Anonymous — Fri, 02 May 2008 23:41:59 -0400

One of my 3 tenants in an apt is leaving because I asked him to based on late rent every month. I originally gave him a 10 day notice to pay up and move out. He asked permission to stay for April given he would pay up. I said sure, I'm a nice guy. Its now May 2nd, I and the other tenants moved his stuff into the entryway to make room for a new tenant and I haven't seen any money.

Question is:
Is there a way to file for a judgment against him to get my $500 from him and let him know that I am serious, or do I have to go through the small claims court process?

Specific advice please

Deployment

Inge — Fri, 02 May 2008 20:10:03 -0400

I rented an apartment to a single Military man. He has married since he moved in. He is being deployed for 7 months and his new bride is going back to her parents for that period of time. She wanted to know if they had to pay rent while no one was living in the apt. I told her "Yes" since all their belongings will remain there and I certainly could not rent it out for those seven months. She said that she thought Military personnel at least had their rent cut while they were gone. I have never had this occur before. Should I reduce the rent while no one is living there? If so, how much? It rents for $700 a mo.It is a month to month.

Retroactive "UNPAID" Rent deductions from Deposit?

Anonymous — Fri, 02 May 2008 15:22:16 -0400

Hello,

I recently ended a lease on March 31st and was expecting an itemized list of deductions. One of the deductions that caught my eye was a $12,000 unpaid rent deduction for "unauthorized occupants at 250/month for 12 months". In February, one month before our lease ended, the landlord conatcted us by e-mail inquiring if we had any additional tenants. We played phone tag and had future contact and the matter was pursued further. After we had moved out the landlord contacted neighbors about "unauthorized occupants." She claims that her neighbors and mailings of people that we don't even know were coming to the house and sparked this decision to charge "unpaid rent". Is the landlord allowed to deduct this amount from our deposit as unpaid rent? Why was her assumptions not pursued earlier, instead she let us live out the lease and then made it an issue? Is this legal?

Need advice

Anonymous — Fri, 02 May 2008 13:57:43 -0400

My tenants appealled a decision and the judge ruled in their favor. I was wondering if a can file a motion with the court to consider new evidence. Also, the judge used the incorrect dates to make his judgement. The day used went against what me and tenant both state. If you're been down this road please advise.

Step-by-Step for Non-Payment

bpmcbride — Fri, 02 May 2008 13:17:55 -0400

We have a tenant that just didn't pay her rent last month after paying the first two on time. We sent her a late notice with the fees included and have been in frequent contact with her about it. She said she would pay the rent and the fines but then had one excuse after another ("my account is frozen because of a fraud attempt", "I have been sick", "I'll drop it off next week", and then, "I sent it FedEx yesterday - here's the tracking number"). So it looks like she's either not going to pay it or waiting until the end of the grace period for this month. My bet is on the former. I just sent her a Notice to Pay Rent or Quit, Demand for Payment that gives 5 days notice, but I am not sure what I should do step-by-step to get paid or evict as soon as possible. Thoughts?

offer a tenant money to leave?

Anonymous — Fri, 02 May 2008 12:27:21 -0400

if i offer a tenant money to leave instead of evicting him, should i not have him sign something upon accepting the keys and giving him the money to release me from in further liability re; in exchange for this amount of money you agree you are relinquishing this unit and hold me free from liability?
thanks

non payment of rent / abandonment

Anonymous — Fri, 02 May 2008 11:46:28 -0400

I have a tenant that did not pay hisrent that was due April 15, no one has been at the apartment since then but all of their stuff is there. What are my options? I am new to this so I am unsure of some things. Thanks

Do I have to refund his security deposit?

Anonymous — Fri, 02 May 2008 08:55:00 -0400

I have a judgment against my former tenant for unpayed rent due to breach of lease agreement. He is now suing me for non-refund of deposit. He left the property owing rent, and he knew he did(as stated in court). I contacted him in an effort to stop this, telling him I would offset the judgment (judgment being 1607.00 and his deposit being 300.00). He refused and vowed to sue me. So, here we are now. I still do not believe that I owe him this. Do I have to refund his security deposit if he still owes me money?

No Smoking Notice & Reminder form

Anonymous — Fri, 02 May 2008 08:52:20 -0400

I really like this LPA form:

The No Smoking Notice & Reminder form can be used to inform tenants that they are in violation of their No Smoking clause in the lease agreement. It can also be used a new Notice to initiate a new No Smoking rule for your rental.

http://www.thelpa.com/lpa/forms/ef-smoking.html

Smoking

Anonymous — Fri, 02 May 2008 08:26:39 -0400

My husband and I have been renting the same place for about 3 years. We are both smokers but weren't allowed to smoke inside. So we kept our smoking outside. We are now being accused of the place smelling of smoke. I have told them numerous times that we indeed did not smoke in the house. I guess there's not much I can do or say to convince them otherwise. Should I just leave it be and hope we get our deposit back, or take action somehow?

No Electric in unit

Anonymous — Fri, 02 May 2008 00:05:44 -0400

Really kinda lost on this one. Still learning about being a LL, even after a year. Seems new problems and issues pop up everywhere.

I have a tenant that is behind on rent and is in the eviction process, and has had their electricity disconnected for failure to pay the bill. Now, they are running an extintion cord out the window from another apt.

I know that in Texas, and in our lease, 7 days or longer without electricity is abandonement, but what if they're still actually living there? Besides, isn't that also against some kind of health regulation?

Please help. I'm lost on this one. Can I get in trouble with the Fire Marshall or code enforcement behind this?

Held Hostage by tenant

Anonymous — Thu, 01 May 2008 23:58:43 -0400

I made big mistake when I rented to someone who needed a place to rent. I gave him a termination of notice and he stated that he would fight me because he had been a good tenant, etc. I have too much going on to go to court. He said he sign a 1 year lease I raised the rent from $600 to $700 p/m. I told him that after a year he would have to move. My question is when he signs a one year lease - at the 6 month mark can I raise the rent another $50.00?

Lack of security deposit - do rules apply?

Anonymous — Thu, 01 May 2008 23:16:10 -0400

I live in Minnesota and checked out of an apartment and signed a clean check-out form. In MN the landlord has three weeks to notify me of a deposit witholding for damage. I just received a letter postmarked on the 21st day but received afterward for damages (carpet stain and a closet door) added to the checkout sheet I signed AFTER I signed it and had checked out.

If it is postmarked on the 21st day is that "notification within 3 weeks? And does that rule still apply if I had no deposit required? Am I still liable?

Also, the sheet says I need to pay them within 30 days of the lease expiring or it goes to collection, but I just received it today due to them mailing it to me when I was out of town. I couldn't possinbly have even received it in 30 days.

Any thoughts/advice would be welcome.

Credit Check - Tenant screening

Anonymous — Thu, 01 May 2008 20:05:28 -0400

Can someone tell me if the credit bureau's have changed the ways that they conduct screening - I have requested a credit check from the service that I have been using for years and they don't give out any information on employment, no information on current bills that are owed - no information except for last know address and approximate credit score?

Please let me know - Does "The Landlord Protection Agency" do complete screening?
Thanks
Helen

Is eviction notice still valid?

Anonymous — Thu, 01 May 2008 18:48:29 -0400

I am in the final stages of purchasing a home with a short sale, there is still a tenant living there. Contract says the bank must evict the tenant. The first attorney filed eviction notice but never followed thru, now new attorney is reviewing the file to see how fast could eviction take place. Is the eviction notice still valid, or will they have to start from scratch.
Vicky, florida

tenant stopped payment

Anonymous — Thu, 01 May 2008 15:24:09 -0400

I have a tenant who stopped payment on security deposit check to pay for a new heater BEFORE i was allowed to repair it for them. Therefore I have NO security deposit. Am I able to break this lease now?

Checklist for move in and move out

Anonymous — Thu, 01 May 2008 09:51:57 -0400

Is it the law for landlords to do a walkthrough/checklist of any issues of the apartment at the time of move in and at the time of move out? Our last landlord did not do either, and he bought the property 3 months after we moved in from our first landlord. When we moved in, the place was in an "as is" condition. There were plug-in sockets missing from the wall, a craked window on the back porch, a broken counter top piece in the kitchen, a missing toilet paper holder...etc..many more small items. When the new landlord bought the place he did not do a walk through with us, he barley introduced himself. When we moved out he did not do a walk through with us, but now is trying to charge us for all these pre-existing issues by taking most of our large security deposit. I just need to know if it's the Illinois law for them to do a walk through / check list before and after we move in/out. If he did, he would know that none of these problems were created by us. We have tried to talk to our prior landlord, but he is actually running from the law and will not help us. Can anyone help me?

lost tennants

Anonymous — Thu, 01 May 2008 05:18:13 -0400

I gave my tennants their 3day notice to pay rent or quit, they chose to quit, but it cost me their entire deposit just to clean the place (they completely and literally trashed it) and I still have bills coming for repairs and dumping of abandoned stuff, not to mention they still had eight months on their lease including the one they didn't pay. I'd like to file a court claim against them, but have no clue where they've gone. I've tried online search services, but haven't found any current address info, the best I can get is the husband's mom's address. (there was a married couple and a sister in law in the house)Is there any way I can find them for a summons, or am I just out of luck?

Possible inherited roaches

annycd — Thu, 01 May 2008 01:50:36 -0400

I am a new LL, only 1 month now.I bought a duplex with 2 units each. The one side was empty when we first looked at the unit. When we took ownership only one of the units were empty (other was rented in the meantime) The old LL painted the whole place. The kitchen was gross, Frig and stove too disgusting to clean,so we replaced them.Saw a few dead bugs on the floor, not shure what they were, never saw anything like it before. The upstairs tenant on the other side is a PIG, mother of 3, her years lease had just expired, you can tell she has never cleaned, place smells, garbage piled up. Went there today to fix a broken cabinet door in the kitchen, saw a bug or two crawling on the baseboard, didn't look like a roach from pictures I have seen of them. Could they have been babies or some different kind , how would I know. Thought of putting in maxforce which I read on this site to play it safe but don't know how to approach her about it. I also read that you need to treat all rentals but don't want to scare them off or start trouble. Would it be best to do nothing and if they are roaches just let them stay in her unit instead of maybe chasing them into the others? Any advice will be well appreciated. If I would evict them I will need to redo the whole place, tear up carpet, replace all of the kitchen etec.(very outdated oan filthy)don't have the funds now since I just used all my Home equity line for the down money