Leasing, Disputes and Evictions

Posted: Jun 13, 2019
By: NatEvict
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Leasing, Disputes and Evictions

“Primary challenges faced by clients involve preparing, reviewing and revising the lease and legal relationships in the Landlord Tenant area of Law.”

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Disputes between landlords and tenants often arise over issues such as the length of the lease, the amount of rent to be paid, maintenance, repair and replacement obligations, size of the space to be provided, and what services are to be delivered. Challenges can also surface as a result of corollary issues such as renewal and purchase options, rights of first refusal and accommodations required by lenders. NationalEvictions has the top attorneys with extensive experience in representing both landlords and tenants of Residential, Commercial and Industrial properties.

We understand that every situation is different—that some cases require more representation than others. We are prepared to assist property owners, property managers and landlords through the lease preparation process by carefully explaining the terms of each lease, as well as issues they may not anticipate, such as landlord or tenant bankruptcy and many other legal issues.

Weather you are a Landlord or Tenant, on NationalEvictions.com you can find information for Evictions in your State.

Including Laws, The Eviction Process, Filing an Eviction, Defending an Eviction and Official Court Forms for the State the property is located in.

If you are considering seeking advice from counsel, here is what we suggest you keep in mind:

Consult with legal counsel during the lease preparation process.
Seek legal counsel with the necessary expertise representing both landlords and tenants in real estate development.
Anticipate all of the potential issues that can surface outside the scope of your original plans or expectations.

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Tags: Eviction Information, Legal Articles, Tenant Information

Chicago Residential Landlord and Tenant Ordinance provides explicit self-help remedies

Posted: Feb 23, 2019
By: NatEvict
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Your landlord has the responsibility of maintaining the building in compliance with building, health and safety codes.

Read more articles on nationalevictions.com our Blog is State Specific with content for Landlords and Tenants

The Chicago Residential Landlord and Tenant Ordinance provides explicit self-help remedies that tenants should use when they discover defective conditions in their apartments. It is essential to contact an attorney to begin using these remedies, but because there exists the possibility of legal action by the landlord, tenants should document and keep records of their activities.

These remedies are based on a theory similar to those we rely upon when we purchase goods at a store. For example, if you buy a stereo and then discover that it has a defect, you can return it to the store to get a replacement, have it repaired, or obtain a refund. The law implies a guarantee when we purchase goods that allows us a remedy if the goods are defective or not fit for the purpose they were intended.

A similar guarantee is implied in every residential lease agreement. In legal terms, this guarantee is called the “implied warranty of habitability.” This warranty means that your landlord guarantees that your apartment meets most of the standards set out in Chicago’s Building Code and is fit for living in. The Illinois Supreme Court has defined “fit for living in” to be an apartment that is safe and sanitary. Minor violations of the Building Code or cosmetic defects must be substantial. But like the example of the defective stereo, if your apartment does not substantially meet the standards of the Building Code, you are not receiving full value for the rent you are paying, and you may be entitled to repairs or a reduction in rent.

Under the Chicago Residential Landlord and Tenant Ordinance, the landlord has the responsibility of maintaining his building in compliance with the Municipal Code and making all repairs promptly. The following is a list of some of the provisions with which the landlord must comply:

a. Appliances: Must be maintained and repaired as necessary if supplied by the landlord.
b. Basements and Cellars: Must be kept in a safe and sanitary condition including the removal of excess materials that create a fire hazard and making sure there are no leaks.
c. Elevators: Must be maintained in buildings ten stories or higher.
d. Exits: Must provide a safe and unobstructed means of escape from every apartment to the ground level.
e. Exterminating: Building must be kept free of rats and reasonably free of insects.
f. Exterior: Roof must be kept water-tight.
g. Fire Extinguisher: If the building is greater than three stories, there must be a fire extinguisher on each floor.
h. Garbage: Landlord must supply and maintain trash facilities.
i. Heat: Must provide heat to all apartments from September 15 until June 1. The following average temperatures must be maintained throughout the entire apartment: 68 degrees from 7:30 a.m. to 10:30 p.m. and 63 degrees from 10:30 p.m. to 7:30 a.m.
j. Hot Water: Sinks, bathtubs and showers must be provided with 120-degree water from 6:00 a.m. to 10:30 p.m.
k. Interior: Walls ceilings and floors must be kept in sound condition. Floors must be free of rotting floorboards. Walls and ceilings must be free of loose paint or plaster.
l. Lighting of halls: Halls and stairways must have adequate lighting at all times.
m. Plumbing and Electrical: Must be maintained in good working order at all times. Switchboards and circuit breakers must be accessible to the tenant.
n. Poisonous Paint: Must be free of all lead-based paint.
o. Public areas: Landlord must keep all shared areas of building safe, clean and sanitary.
p. Screens; Must be provided to all apartments on ground floor and floors 1-4 from April 15 to November 15.
q. Security Devices for Apartment: Landlord must supply and maintain a dead bolt lock and a viewing device on each door to the apartment. Windows within 20 feet of ground level or 10 feet above an adjacent roof, exterior stairway, fire escape, ramp or porch must have ventilation locks.
r. Building Security: Every building entrance must be secured by a door with a dead bolt lock.
s. Smoke Detectors: Must have at least one smoke detector per apartment and one at the top of each interior stairwell.
t. Stagnant Water: All yards, courts, passageways and other portions of the building lot must be kept free of stagnant water.
u. Stairways and Porches: Must be kept in safe condition and sound repair. This includes the railings of porches and stairs.
v. Water: Hot and cold running water must be maintained to sinks, lavatories, baths and showers.
w. Water Fixtures: Landlord must provide a flush toilet, lavatory basin, bathtub or shower, and kitchen sink.
x. Windows: Must be kept in good condition, fit well, open easily and be tight.

If you discover defective conditions in your apartment, first call your landlord to see if s/he will repair the defects. If the landlord does not respond satisfactorily, you should consider one of the remedies that follow. Remember, proof of notice of the defects to your landlord and using the remedies correctly if the landlord fails to repair are very important. If the landlord is uncooperative or not responsive and the defects appear to be serious or substantial, you should also consider calling the City Department of Buildings to arrange an inspection. The number to call is (312) 744-5000.

Repair and Deduct

If your apartment needs only minor or inexpensive repairs, “repair and deduct” is an effective way to have them completed. The repair and deduct remedy allows you to have the repairs done and then deduct the cost of the repairs form the rent payment. As always, there are steps that you must follow closely to avoid later problems. The Ordinance sets these out as follows:

Make a list of the necessary repairs. Be as detailed as possible. This is your chance to tell your landlord what you want repaired.
Send a copy of the list to your landlord along with a letter that states that you will exercise your legal right to pay for the repairs and deduct that amount from the next rent payment if the repairs are not completed within 14 days of receipt of the letter. Repair and deduct cannot begin until the 15th day after the landlord receives the demand letter. There is an example of this kind of letter in Chapter 7.
Send the letter by certified or registered mail, return receipt requested, or hand deliver it to your landlord. If you give the letter to your landlord personally, have a witness go with you to be sure of the day your landlord received the letter. Be sure to keep a copy of the letter.
Do not exceed $500 or one-half of the monthly rent for the repairs, whichever is greater. If you pay less than $500 in monthly rent, you cannot “repair and deduct” in excess of rent you pay each month.
Submit a paid bill to your landlord from an appropriate tradesman or supplier for the cost of the repairs. The costs must not exceed what is reasonable for such services. Remember to keep a copy of all bills and receipts.

Withholding Rent

If your landlord fails to maintain the apartment and common areas in the manner defined by the Building Code, you may reduce your rent until your landlord fixes the problem if you follow the steps listed below carefully. Failure to do so could allow your landlord to successfully evict you for nonpayment of rent.

Make a detailed list of the repairs necessary in each room of the apartment and common areas. If possible, take pictures of the defective conditions and have witnesses inspect the conditions.
Send a copy of this list to the landlord along with a letter that states that you intend to withhold a portion of your rent if the landlord does not make the necessary repairs within 14 days of receipt of the letter. Rent withholding cannot begin until the 15th day after the landlord receives the demand letter. A sample letter can be found in Chapter 7. The letter may state the amount you intend to withhold and should be based on the reduced value of the apartment in its defective condition.
Send the letter by certified or registered mail, return receipt requested, or hand deliver it to the landlord with a witness to be sure of the day your landlord received the letter. Be sure to keep a copy of the letter.
Be sure you are conservative in the amount of rent you withhold! The amount is based on the reduced value of your apartment, depending on the problems in your apartment and their severity. You could be evicted if you withhold more than what the court finds to be justifiable. (if you are living there, the courts will presume that the apartment has some value.) Keep in mind that you always have the right to sue the landlord for any additional amount overpaid and not recovered through rent withholding.
Hold on to any money withheld. Although not required by law, you may want to put the withheld rent in a special bank account called an “escrow.” If the judge finds that you have withheld too much, the money is available to you for back rent payment and prevents an eviction. These funds can also be useful in negotiating repairs.

Tags: Eviction Information, Illinois Eviction Articles, Property Maintenance, Tenant Information

When there is property left behind and a tenant moves out?

Posted: Jan 27, 2019
By: NatEvict
Comments: Comments Off on When there is property left behind and a tenant moves out?

When there is property left behind and a tenant moves out?

While it can be tempting to simply throw it all away and move on with your life, this may not always be the best solution. There are specific legal steps that you must take, and your tenant may even owe you money for their actions.

Did you know that you may even have to enlist some help from your local Sheriff? Learning the proper steps from alerting the tenant about their property to filing with local law enforcement for property removal is essential for landlords. By following the correct procedure, you’ll know exactly what to do with property left behind when a tenant moves out in the future.

What you need to know.

Why Did The Tenant Leave?

The first thing that you need to do is review why the tenant has left the property. Depending on their reason for departure, they may still have some rights to the property they left behind. Before you dispose of or sell anything, check their reason for leaving on the following list:

Lease Ended
Most states give you nearly full freedom to dispose of any belongings left behind if a lease period was ending.
Termination Notice Served
If you gave them a termination or early-lease ending notice and they left on time, most states give you nearly full freedom to dispose of any belongings left behind.
Evicted
If you had to have your tenant evicted, often with involvement from the Sheriff, you may be responsible for ensuring that their belongings get back to them. Every state has different rules about this, so you will want to check your state’s laws.
In most cases, evictions will be handled fully by local law enforcement, including the removal of their property and what property you are entitled to sell to receive payback for any unpaid rent. Since evictions are handled by specific court processes, the specifics are not covered in this article.
Leaves Without Notice
Similar to the eviction case, tenants that disappear without any notice may still have some rights to the property they left behind depending on where you are located. Check your local laws before disposing of or selling anything.

Warning: Check The Local Laws

While all of this advice can be used no matter where you live, it is important that you check your local property and tenant laws before you remove property. As previously mentioned, it is possible that the tenant still has rights to the items. Most jurisdictions have specific procedures that landlords must follow before they can get rid of belongs. If you follow the laws, you will be protected from any former tenants attempting to come after you for damages or loss of property fines.

How To Find Your Local and State Laws

As you have probably already noticed, the way that you must deal with regarding property left behind when tenant moves out is very dependent on where you live. Because of that, you will need to get in contact with local jurisdiction or review state laws to be sure that you are following the proper course of action. However, finding these laws isn’t always easy. Here are a few resources to help you find the information that you need to deal with property left behind when a tenant moves out.

State Laws & Statutes

Find your state’s listing on this page to find out which law or statute you need to refer to for specific information about your situation.

Local Landlords

Are you friends with other landlords or aware of a few high-stakes landlords in the area? Reach out and ask for advice about your situation. They are likely to be familiar with the rules. If that doesn’t work, you can try reaching out to the National Apartment Association or National Multifamily Housing Council for advice on how to find out more information.

Lawyers

If you are dealing with a lot of valuable property that has been left behind, it is probably worth contacting a lawyer to be sure that you are able to dispose or sell the property. Lawyers can give you the best advice in these situations, as they can research any local laws for you.

Review Your Rental Terms

Because left behind property can be a big issue for landlords, you may decide to include a clause in your original rental contract that addresses any property that is left behind. Before touching any belongings, double-check the rental contract for any terms that may refer to this type of situation. Depending on the contract used, you may even be entitled to disposal fees for getting rid of your former tenant’s property.

Adding a Rental Clause About Abandoned Property

It’s always a good idea to include a clause about abandoned property in your rental contract. Some tenants may not worry about cleaning up trash or merely leaving behind old items they do not want anymore when they move out. While it may not seem like a big deal, it can be costly to dispose of larger items. While it may seem excessive to add this type of clause to your rental contract, doing so will protect you from future costly events.

Talk to your advisor or lawyer about adding a belongings clause to your contract:

State that there will be a disposal fee for excessive trash or abandoned property left behind.
Specify that belongings must be disposed of.
Include the potential for a separate agreement for storage as needed (i.e., you can offer to keep the former tenant’s furniture on the property for a specific period until they can pick it up).

Give The Tenant Legal Notice

Once you have familiarized yourself with the specifics of local laws as well as the rental agreement that was in place between you and the former tenant, it’s time to reach out to the tenant. Many states require that you give tenants that have left abandoned property behind a specific legal notice and period during which they have to collect their belongings.

What To Include In The Notice

When you’re documenting the following information for an abandoned property notice, it is essential to have an objective observer come along to protect you from any fraudulent charges. Additionally, photos and video can be helpful in case the situation should escalate.

Include the following in your notice:

Description of abandoned property (hint: do not open anything that is locked)
Estimated value
Where the property will be held
Deadline for retrieval (the length of this period is typically indicated by local or state laws)
What will happen after that period

Inventorying Items

The notice you give your tenant must have a detailed inventory of the items left behind, and this means that you must create such an inventory. It is imperative that you have a written and/or photographic record of everything that is left behind. Any property that has value must be recorded and stored. Since assigning a value to various personal belongings differs from person to person, the safest thing to do is to inventory everything that was left behind in great detail. When inventorying items, be sure that you do not open any locked items. These items should remain locked until you have a clear decision on what will be done with the property.

It is legal to keep the items on the rental property, but many property owners want to begin cleaning the space for the next tenant. If that’s the case, you are permitted to secure the belongings in a storage facility or similar space. Information about where the items are being stored must be included in any official notices or documents.

How To Send The Notice

When you send the notice, be sure that you request a return receipt. This will give you proof that the tenant received the notice should they not claim their belongings and return at a later date.

Handling Removal

If the notice period passes and the tenant does not return to get their belongings or they have no right to belongings left behind based on your local laws, it is time to move on to disposal and sale of their abandoned property. Check state laws before selling or disposing of property. In some areas, the abandoned property must be given over to the state. In others, you are free to dispose of it as soon as the notice period ends. The following tips refer to how to dispose of items economically and efficiently.

Dump Any Trash

If you haven’t already done so, you should remove any trash from the property. Trash is anything that is obviously not a valuable piece of personal property, and this can usually be removed without any other state requirements. The clean-up costs from removing trash (which can be expensive) can legally be deducted from the security deposit that your tenant paid down on the property, so be sure to subtract them.

Organize a Sale or Keep The Items

Many states require that you hold a public sale of the abandoned items. You can set this up with a local bond agency, and the proceeds of the sale can often be used to cover the costs of storing, selling, and advertising. Depending on the state, you might be able to keep the remaining proceeds. In some states, the balance must be paid to the state. If your state does not require you to pay anything back or hold a public sale, you can simply sell off the items as you please. You can even keep the items if you prefer to do so.

Can You Pay Yourself Back?

Most state laws share one similarity: You can be paid back for unpaid damages and rent from the sale of abandoned property. If your tenant left without paying for damages or rent, the proceeds from the belongings sale can often be used to pay off this debt. State laws will dictate the specifics of how this must be handled. In many cases, you should keep an itemized list of the items and can deduct the cost of disposing of them from the security deposit.

Exception Items

There are two main categories of items that you do not have to worry about these rules for, as they have exceptional statutes related to their abandonment.

Motor vehicles

If a car or other motor vehicle is left behind, it should be considered an abandoned vehicle and reported to local police. Law enforcement will handle its filing, removal, and return.

Fixtures

Permanent fixtures installed at the property by tenants – such as built-in bookshelves or lights – are considered part of the property. They are yours to keep and do not need to be reported. If the tenant added permanent fixtures that you did not approve, you are allowed to use the security deposit to cover the cost of removal. You should always check for this type of issue before releasing a former tenant’s security deposit to protect yourself from any extra losses.

Know Your Rights

There may be cases where a former tenant will return well after the end of their legal notice period and expect to receive their belongings or the value of the items. If this is the case, your state should have specific laws on what they can or cannot receive. If you sold the items, it is possible that the former tenant has a right to receive the proceeds beyond what was required to pay you back for the sale and storage of the items. There is typically a limitation period on this type of situation. If you kept or disposed of the items, however, the tenant typically has no rights to compensation for the items. They did not come during the notice period, so the belongings became yours.

A Complex Process

As you can see, handling any tenant property left behind is not as simple as just selling or disposing of it. Due to the complex nature of rental and tenant laws, you must follow your local rules to handle the situation legally. Some people might even leave their pets behind! (Really, it has happened). Still, you have to follow the rules to handle even the most extreme cases.

In its most basic form, this is what you need to do when a tenant moved out and left their belongings:

Determine why they left & check local laws for specific rules
Review your rental terms for clauses related to abandoned property
Document and inventory the abandoned property and damages
Give former tenant legal notice of abandoned property
Sell, dispose of, or store the property, depending on local laws
Pay yourself back for unpaid rent, etc.
Know your rights by getting in contact with a local lawyer

If you stay organized throughout this process, you’ll be able to reclaim your rental property and deal with the abandoned property while minimizing your monetary risk, if any. You will have to spend a lot of time on this process, but handling it legally and adequately will pay off in the long run.

Tags: Eviction Information, Landlord Information, Legal Articles, Tenant Information

You now have what you think might be an abandoned rental property?

Posted: Jan 27, 2019
By: NatEvict
Comments: Comments Off on You now have what you think might be an abandoned rental property?

You now have what you think might be an abandoned rental property. It’s The Tenants Junk Not yours!

However, proceeding as if the tenant is long gone can be a costly mistake for you. When it comes to abandoned rentals, you must avoid the 3 biggest mistakes landlords can make to keep things legal when recovering your rental property.

Mistake #1: Assuming It’s Abandoned When It’s Not

Sometimes it is obvious when a tenant abandons a property, such as when they move out in the night and leave you a note and a property full of garbage. Other times, it may be difficult to tell whether the tenant has abandoned the rental unit. In their hurry to turn over a rental unit and get rid of a bad tenant, some landlords may make the mistake of assuming the property is abandoned when in fact it is not.

If you are unsure about whether the tenant has truly abandoned the property, find the answers to these questions:

Is the tenant behind in paying the rent? Many states won’t consider a rental abandoned if the rent is current.
Are the utilities shut off? A quick call to the utility company will provide you with this information, however, this also may be a coincidence for nonpayment and not necessarily abandonment.
Is there anything left in the rental unit, like furniture or clothes? If there are valuable items left behind, it’s less likely to be abandoned than if you find garbage or rotting food.
Did the neighbors notice anything significant? If others witnessed a moving truck at the property the other day, or the tenant told them they were leaving, it helps to solidify other evidence of abandonment.
Has a change of address been submitted to the post office? A quick visit to the local post office will help you figure it out.
What do the tenant’s emergency contacts say? You must get in touch with the tenant’s emergency contacts to see if they offer any insights into the tenant’s absence.

No single factor is conclusive—instead, you must consider several things before you can conclude that the property is abandoned. It’s a fine line between a tenant abandoning a property and simply being gone for a while. Unusual circumstances, such as an extended vacation or business trip, a hospital stay or even jail time can make it seem as if the tenant has abandoned the property when legally they are still in possession as long as they have not broken the lease terms.

Mistake #2. Disposing of Personal Property

When tenants leave in a hurry, whether it’s due to eviction proceedings or another reason, they often leave personal property behind. Even if you’ve established that the rental unit is indeed abandoned, you are still required to put in some time and effort into dealing with the tenant’s possessions. New landlords may mistakenly claim the abandoned property as their own and keep it or try to sell it to recoup some lost income. However, this is illegal unless done in the proper way.

While different states have varying requirements, in general, a landlord must store the tenant’s personal property for a time and use reasonable care to keep it safe from harm or theft. While this seems strange—to care for the abandoned junk of a former tenant—the laws are quite clear that at least for a designated time, the landlord is responsible for those possessions.

Here are some examples from states across the country on dealing with a tenant’s personal property that has been left behind:

California requires landlords to move the property and store it safely, then deliver a notice to the former tenant, if possible, as well as any contacts he might have that gives a deadline of 18 days for the tenant to claim the property. The tenant is required to pay the landlord the reasonable cost of storage before reclaiming the property. If unclaimed and the property is worth less than $300, the landlord can keep it or dispose of it. If it is worth more than $300, the property must be sold at a public bidding.
Kansas landlords must store possessions for 30 days and at least 15 days before sale or disposal, attempt to notify the tenant. Unlike most other states that require the notice to be mailed or delivered personally, Kansas law requires landlords to publish the notice in the local newspaper. After 7 days from publication, the landlord must mail a copy of the published notice to the tenant’s last known address. All proceeds from a sale go to the landlord.
North Carolina law requires landlords to store abandoned property in a county warehouse for 10 days, after which the landlord may sell, keep, donate or dispose of the property. If the landlord chooses to sell the abandoned property, he must send a written notice at least 7 days in advance to the tenant’s last known address. Proceeds first go to the landlord to offset any remaining costs from the tenant and the balance goes to the county.

Mistake #3. Failing to Document the Process

Even if they’ve covered all your bases in judging that the rental is abandoned and they’ve properly disposed of any of the former tenant’s possessions, many landlords make the mistake of failing to document the process of recovering an abandoned rental property. If you make the wrong call and face a wrongful lockout claim from the tenant, you’ll need to have evidence on your side in court to show why you made the call you did.

Here are some things you must do in order to properly document your discovery process in recovering an abandoned rental property:

Take pictures of the property, including instances where it seems like the tenant has abandoned it, such as rotting food in the fridge, lack of furniture, abandoned pets, unkempt lawn, and so forth.
Write down the names, times and dates of interviews with neighbors or the tenant’s emergency contacts, along with a summary of the conversation.
Collect any documents you get from the utility companies about shutoffs.
Keep copies of any official notices you send to the tenant at the last known address or to the tenant’s workplace to show your attempts at communication.
Document the costs for moving and storing any possessions left behind using receipts or invoices.

Abandoned Apartment Key

If your apartment is abandoned but there is no key to be found you will want to have the locks changed as soon as possible. Kwikset makes locks that are easy to rekey with Smart Key technology. Just be sure that you take back full control of the apartment before rekeying the locks.

In general, when a tenant abandons a rental property, they don’t intend to return but there have been too many instances where an eager or uninformed landlord has moved too quickly and outside the law, and made these critical mistakes. When in doubt, consult with an attorney who specializes in landlord/tenant issues and make sure you are proceeding in such a way as to minimize the time the unit is empty without compromising on following the laws of your state.

Tags: Eviction Information, Landlord Information, Tenant Information

Some Landlords wish to Self Represent

Posted: Jan 20, 2019
By: NatEvict
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Landlords self representation, is it the right thing to do?

Learn the eviction process in your State!

If, like many landlords, you own or manage only a few rental properties, you are unlikely to have a lawyer on staff or even “on retainer” (where you pay a lawyer in advance to handle routine questions and issues). Fortunately, you shouldn’t need to constantly consult a lawyer or even keep one in the wings, “just in case.” You do have to be able to recognize those situations when expert help is needed — even if it’s just for some advice and coaching.

In most states, an eviction lawsuit takes much less time than regular civil cases. But in exchange for expedited treatment, landlords must follow highly detailed rules, from notifying the tenant of the lawsuit to filing the right papers and forms. In addition, because it’s the tenant’s home that’s at stake, many judges will set the bar very high when it comes to ruling in the landlord’s favor. Winning an eviction lawsuit, even one that you’d think is a slam-dunk, isn’t so easy. Still, many landlords try to evict a tenant themselves, often with success. But you may be better off hiring a lawyer

Evictions are one of the least fun parts of being a landlord. They can be very costly, time consuming and stressful. Most probably think that you have to hire an attorney to represent you to conduct a successful eviction. But do you? I have represented myself and used an attorney, either way you usually have to go to court. So, I think the answer depends on several factors. Those factors are:

The complexity of the eviction process in your jurisdiction.
Your level of knowledge and experience.
Your personality.
Peculiarities in your state and local laws.

Some states have very complex eviction procedures. In fact, I hear it can take many months to get a tenant evicted in places like Chicago and some of the northeastern states. Here in Memphis, TN the entire eviction process can be accomplished in a little over a month with the filing of a couple of forms. So while I will conduct the eviction process here, I might hesitate doing so if I faced messing up a six month long process and having to start over at square one. I would want someone more qualified to handle such a complex process.

Complications can also arise during the eviction process. For example, if a tenant files for bankruptcy while you are evicting them (and bankruptcy lawyers will be sending them solicitations advising them they can “stop” the eviction process) a stay is placed on the eviction process by the bankruptcy court. That means your eviction is stopped until the stay is lifted. You definitely need an attorney at this point as federal courts are much more complicated.

Your knowledge and experience with the eviction process will also be a factor. You need to know what the eviction process is for your jurisdiction. You absolutely cannot walk into court with out knowing what you are doing. It is just too easy to mess up. Sometimes the judge will help you out, but most times more deference is given to the tenant. In other words, the judge expects you to have your i’s dotted and t’s crossed. Once you have been through a few evictions, you may have enough experience to be able to go it alone.

Your personality is also something to consider. Many do not like getting up and speaking in front of other people. Some do not like confrontation. You also have to remember to keep your cool at all costs. The last thing you want is to be held in contempt because you angered a judge. I have seen more than one landlord shoot themselves in the foot by opening their big mouth in court.

There may also be peculiarities in your state in local laws that prevent you from representing yourself. For example, here in Tennessee if a property is owned by a corporation or LLC (which many of mine are) I am not allowed to represent myself and have to hire an attorney to file the eviction per state law. My case would be thrown out by the judge if I tried to represent my self.

To sum up, I think you should hire an attorney to represent you if:

You have no or little experience in court.
Your knowledge on your state and local eviction statutes is limited.
Your particular jurisdiction has a long and complicated eviction process.
Your tenant files bankruptcy.
You personality is not suited towards acting as your own attorney.
If state law prevents you from doing so.

On the other hand if you have been through the process before, know your local laws and are confident you can present a clear and decisive case, perhaps go for it.

If you want to get some experience and if you have some time to kill, you can always go to the courthouse and watch the other landlords and attorneys present their cases to see how the process works. It is kind of interesting to watch, much better than any reality show.

Landlords its a good rule to be on top of any Late Rent:

I have always set in my lease – The rent is due on the 5th and if a tenant does not pay, they have a 3-day notice on the 6th. You cannot allow any exceptions or people will really take advantage of you.

Dont take their word!

Honestly, everything that I am about to say is true. I mean, sure, you see on the news channel, the internet and sometimes you hear from others these horrifying stories, but to experience one yourself is something else entirely. It was truly mind blowing to witness firsthand how much lie-weaving people were willing to do in order to trap some unwitting landlord to rent them the property. Want to hear the story? Well, here we go.

One day, the mother of a family called to give a walkthrough of property. I always make sure to do pre-vetting over phone to make sure they fit the qualifications, i.e. the applicant has to produce 3x net monthly income in addition to good rental history, verification of time on their job, and also good landlord references. In my case, I thought I hit the jackpot—after all, it was a beautiful family with a stay at home mother, hard working father, grandmother, and newborn daughter. Why, you couldn’t possibly ask for better tenants!

The family took a walkthrough of the house and absolutely loved it (as they should because that home was truly lovely). As a result, they decided that they wanted to move forward and discuss terms and legalities. But here is where things start to get really interesting.

On their application, they had their current residence, in addition to the contact information for their present landlord. So, as per routine, I ran the application through, and after some brief investigation, I discovered that they were being evicted from their current residence. However, when I contacted the family, they waved away my concerns and said that it was simply a glitch, assuring me that the landlord could verify (red flag alert!). I decided to give them the benefit of the doubt, so I called the landlord (who I later found out was a family member posing as a landlord).

The landlord a.k.a. family member mentioned that they were good tenants, and if given the chance, they would absolutely love to rent to them again. Obviously, I couldn’t take a mere word for something as serious as an eviction, so what I did from there was pull the public tax records out—which in turn showed the name of the actual landlord along with his true address.

It doesn’t take much guesswork to know what I did next. I whizzed over there, and the (genuine) landlord mentioned that the family that he had as tenants were in fact being evicted and looking to get my place ASAP in fear that they would be without a home. The moment I heard this, I went ahead and I declined them.

Honestly, the whole situation was mentally straining, and I just wanted to point out that these things happen in real life and not just in stories you hear from other people, so the moral of this story is that tenants do lie, so you should always do thorough due diligence.

So for Landlords Screen Tenants, Ask for Background checks, Search on county clerks records for their names, Go to or call the past landlords and speak with them. Dot Trust!

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