removing tenant for breach of lease, baltimore city

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Im going to kick a tenant out for inability to pay on time, ever. my lease provides 10 days to pay or I can terminate lease for breach of lease. if never attempting a breach of lease eviction is Baltimore city, has anybody else? if so, what is the process?..ive been told 30 day to vacate letter then breach of lease filing. true? any details/guidance in this would be appreciated.

[Nicole A.]

Well, it is much more difficult to evict for breach of lease than for nonpayment. Just because you send them a letter saying that you are ending the lease does not mean they'll actually move out for you. Then, when they don't, you get to go to court to try to get them out for breach of lease.... and when you say what they are breaching, you'll say "late/nonpayment of rent". Then the judge will ask you why you aren't filing for rent court.

What you need to do is file for rent court the very day the rent is late. Include all your late fees and court costs. As i'm sure you know, after 4 rent courts within a year, you can file for "no right of redemption", which means you can evict that final time even if they do pay you.

Breach of lease is an even more difficult road for you to take, especially if you're saying that the reason is for late/nonpayment. Just file rent court.