Non Renewal Notice

[Tyler U.]

I have a tenant who's lease is up in a month and a half on 6/30. I am not going to renew her lease because she has a new habit of paying as late as she can without penalty, a boyfriend living there who is not on the lease and a dog and two cats who are also not on the lease. What notice do I need to give here and what is the best way to avoid conflict (I presume she is not going to be happy about the notice). The property is in Tacoma, WA. Thanks in advance for any help.

[Wayne Prentiss]

@Tyler U.

Tyler, good question. My suggestion is that you be as direct and factual as possible while giving the most notice possible "as a courtesy". I'd go with a letter that has points such as:

• Thanks for your business
• Your lease is up on June 30 and we will not be renewing it
• We wanted to let you know as soon as we made a decision so that you'd have plenty of time to look for a new place
• As a reminder, your security deposit is $Y, which will be available to you under the conditions of the lease a, b and c

I'd keep it pretty simple, and don't worry about justifying your decision. This is your business, so it is your right to do what you want as long as it is ethical and legal. If you really feel you have to explain in a later discussion, I'd lean toward, "We are looking for tenants that will put less wear on the property with their pets [pet owners are not a protected class]. You aren't paying pet rent on any of your 3 animals. Pet rent would be $35 per animal with an additional $300 non-refundable fee up front, I assumed you wouldn't be interested." If you really don't want this tenant, and are worried she'll jump at the pet rent, increase the number to $100 per pet, or whatever...

Tyler, I hope that helps. We've got rentals in Tacoma, too, and people seem to have a thing about moving in pets without checking... However, as soon as we find out we've found it effective to confront it ASAP. We have several rentals were we are willing to have pets, and we've got tenants paying pet rent. They are happy, our cashflow is up, and they are more loyal (theoretically reducing turnover). Best of luck, sir!