New Landlord Recourse - Tenant Damaging Home

[Austin Irwin]

Good afternoon BP community!

I'm having a bit of an issue that I am hoping someone can weigh in on (the property is in PA if that helps). I have two tenants in a SFH who are about 4 months from the end of their lease. I will not allow them to re-sign or go month to month based on continued late payment and a police calls to the property. I am just trying to get through the next 4 months without beginning eviction proceedings.

This weekend, apparently their was a domestic dispute that involved one of the tenants pushing his way through a locked bedroom door which, according to the police report, caused damage to the door, jamb, and some drywall.  I will be inspecting the property tomorrow evening to get the full scope of the damages.  Regarding repairs to the home, if I have the damages repaired immediately, am I able to bill the tenants directly for the repairs?  Or do I need to wait until the vacate the property in August and then take it out of their security deposit.

My concern is that if I do not have the ability to make them pay asap, that I will be shortchanged.  Based on the history of these tenants, I believe that when I tell them that the lease will not be renewed, they will cease paying rent.  Their security deposit will not be enough to cover their last month's rent as well as the damages to the property.

Any insights or advice?

Thanks,

Austin

[Nathan Gesner]

Quote from @Austin Irwin:

Do you realize you can terminate a lease for violations without going through court?

In the last 10 years I have removed dozens and dozens of tenants without going to court. Document the lease violations. Give them consequences. Tell them to clean up their act or they will be terminated. Charge them fines. If they damage something, have it repaired immediately and pass the charge on to the Tenant. If they fail to clean up their act or pay the price, give them notice of termination. If they refuse to leave, then you take them to court.

In my experience, about 80% of Tenants will leave when they see that I'm serious. Another 10% will disappear when they receive the 3-day Notice to Quit (gives them 72 hours to get out or I file in court). Another 9.9% will disappear when they receive the summons for the court hearing. Less than 1% will stick it out and face the judge. I manage almost 400 rentals. In the last ten years I have only evicted one tenant through the court system but I have moved out dozens through other means, all legal.