When a difficult tenant refuses to follow the rules, escalates issues for no reason, or becomes unstable and potentially dangerous, you only have two options: get them to cooperate fast or start the eviction process.
Getting a difficult tenant to cooperate can be nearly impossible, especially if you didn’t establish your authority from the beginning, and filing an eviction lawsuit can be costly and time-consuming.
Either way, it’s not going to be easy, but here’s what you can do to manage the situation.
1. Hire a property management company
Having a professional property manager to handle a difficult tenant is by far the best solution. If you don’t have one already, consider hiring one right away. They will take over all your landlord duties, including managing your uncooperative tenant.
Outsourcing your landlord duties is one of the best choices you can make, and it has benefits you may not realize. For instance, Green Residential is a property management company in Fresno, Texas that provides real estate investors with full-service access to everything from rent collection and background checks to lease creation and evictions. Where difficult tenants are concerned, professional property managers know how to approach the situation without antagonizing the tenant further. Sometimes a situation requires abandoning attempts at resolution, and issuing a formal eviction notice followed by a lawsuit.
If you know you need to evict a tenant, but you’re dreading filing the paperwork, hiring a property manager will take all the stress off your plate.
2. Keep detailed records
Keeping careful records of everything that has been said and done by your tenant and on your part is essential. You might end up in court, where you’ll need those records to prove your case. Without records detailing specific actions, it will be your word against theirs. For each incident you record, document the time and location, along with any other relevant details. If there were witnesses, ask them to write a statement regarding what they saw. You may not be able to use their statements in court, but you could call them as a witness, and their statements will help them remember their experience more clearly.
3. Communicate only in writing
Verbal communication can be sketchy with unstable tenants. There’s a good chance they won’t listen, and they’ll probably twist your words in court later on. To avoid these issues, make all communications in writing and don’t answer calls live. Force your tenant to leave you a message, and either return their call or communicate in writing. However, you shouldn’t have to tolerate that for long. If you’re at a point where you can’t even schedule a simple repair without your tenant acting out, it’s time for an eviction.
4. Don’t react emotionally
Whatever you do, avoid emotional reactions because it will only give your tenant more ammo to use against you in court. Plus, emotional reactions will escalate situations fast, and if your tenant is already unstable, it could put you in danger.
Anytime a tenant tries to get a rise out of you or comes at you with harsh words or even threats, ignore them completely. When a tenant is upset and directing their anger at you, nothing you can say will get them to calm down. If you’re talking in person, remove yourself from the situation. If you’re talking on the phone, hang up and respond with a written letter.
5. Consult an attorney
Talking with an attorney should be top priority when you’re dealing with a difficult tenant. The last thing you want to do is break the law while trying to get things under control. Even if you know the law well, when emotions are heated, it’s easy to forget and make mistakes, like serving a notice incorrectly. Consulting an attorney will give you access to strategies that will support you should you have to evict your tenant or sue them for other reasons.
An attorney will help you navigate the complexities of communication while staying within the bounds of the law until you get your day in court. With a lawyer, it will be easier to follow through with an eviction because you’ll know you’re doing it right.
Act fast
Nobody wants to deal with a difficult tenant, but it happens. The most important thing is that you take action immediately. If your tenant can’t be reasoned with, give them proper notice and start the eviction process right away. If you wait around hoping they’ll change, things will probably get worse, and they may even damage your property. Acting fast is the best way to protect your peace of mind and investment.
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