Please help with the right next step

[Tiffany Tan]

Hi everyone, please help!

I own a duplex, live in one unit, and rent out the unit above mine. My tenants were 12 days late (as of today) for the rent. They used to pay their rent after I reminded them in the past 4 months. This time, however, they told me that they would be late on payment after I reminded them.

In my second reminder, I asked them when exactly could they pay but didn't get an answer. Yesterday, I offered a cash for key (rent free till mid-May, and till mid-May to move out, with full security deposit refunded), but haven't heard back from them.

Another reason (probably the main reason) is because they have been using the washer dryer excessively. Sometimes doing laundry late night like past 11pm.I didn't ask them to reduce the load frequency because I know I have no right to control their lifestyle, and I wasn't experienced enough to add in my lease stating my right to remove the washer if it has been abused.

I don't know what my next step should be, according to the PA law, eviction can be initiated after 10days of late payment, with reminders being sent. But I don't want to go through that tedious steps, which also would ruin their credit. Meantime, I am lost and confused when I get no response even after I offer cash for key option.

Please help!

[Marc Rice]

You should consult an eviction attorney and post a 3 day's notice to vacate (check what the notice posting process is in your state). If you start the formal eviction process it will force your tenants to give you an answer.