Apartment Abandonment? *Beware. Landlord horror story coming up*

[Michael Garrett]

Afternoon BP friends. I’ve got a fun situation. I inherited some seemingly bad eggs for tenants. I have a guy that did not pay rent in September due to (what he says) a lost Money order in the mail.  I have a trusted source that saw said check so we know it existed. Regardless I gave him the benefit of the doubt and said please pay both months in October. Now the good part. I text the first few days with no reply. Even told him we could work together on a solution (cash for keys in my mind). All I got was a “k” by text in response. Long story short I have sent two or three texts a day. Called every day and haven’t heard anything. Sent an eviction letter via certified mail.

At what point am I able to enter the apartment to see if he is even still there or the condition it’s in?  If he’s not there at what point can I trash all his stuff and renovate to get a solid tenant in there?  

[Nathan Gesner]

Quote from @Michael Garrett:

Ohio law says you have to give reasonable notice before entry, but you can always enter for an emergency. Knock loud and hard, many times. If nobody answers, put your ear to the door. There's a very good chance you'll hear something that sounds like water running onto the floor, which is an emergency! 

If it's abandoned, deal with it according to the law: https://www.sapling.com/870107...

Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO. Written by attorney investors, it's full of practical advice pertaining to management of investment property, has sample forms that can be edited, and - most importantly - they tell you what your primary state laws are and where you can read them. It's updated every year and is the best $40 you'll spend as a Landlord. There is one book for 49 states and a separate book for California.