annual Inspection - found house filthy

[Margaret Martindale]

We did an annuaL inspection on one of our SFH yesterday. This tenant is behind one month on the rent. She tried to make excuses for the inspection not to happen. We found the house (which is a very nice house in a very nice neighborhood ) filthy all the way down to inside the refrigerator. Televisions mounted to the walls in just about every room. Which means large holes. On the dining room door facing they had written their names and heights in ink on both sides of the frame. Cigarette butts all out front in the yard and sidewalk at the entrance. I had already had to get onto her about the leaves in the yard. I had to approach her and give her a week to get the leaves cleared up. She didnt, then I had to talk to her again (by text which is the only way I can communicate to her and get a response) The house was newly painted and pristine clean when renter took possession. I know that if I send renter a certified letter that she will not sign for it. I know that if I were to schedule a face to face visit with her she will not be there. I know that I am done and want the house cleaned and rent caught up including the late fee. I know that if I evict her that I will.have to repaint, replace carpet and clean. What would you do? and what would you say to her in person or in a letter. I am a very direct straight forward person when it comes to communication. I feel that I need to respond to the inspection by tomorrow. I am thinking that I will give her a week to clean and then do another inspection and tell her that the rent with late fees has to be caught up.immediately. since she is now month to month have her sign another lease and n increase the rent to where it runs her off. If not evict. Input appreciated. Since she has been in the house she has divorced and saw another males belongings in her bedroom down to his framed pictures with his name on the wall. Seems that he is currently a soldier stationed not far away.

[John Thedford]

Get rid of her before she does twice as much damage as already done. How you approach that is up to you. A stiff rental increase may scare her away. That might cause less animosity than just telling her you want her gone. Any way you go, get rid of her. Bad news will always be bad news.