Tenant moved out daughter moved in. Trashed house. Current rent

[Justin C.]

I visited one of my rentals yesterday and verified what I thought was happening the last few months.  I own a C- grade single family home that is currently renting for $650 + $25 pet fee which is about $75-100 under the current market rates.  Lease has 1 lady and 1 cat as occupants.  Said lady has moved out and her daughter and boyfriend have moved in, including the original cat and now a small dog.  I went to check on gutters yesterday and noticed the TV on.  Knocked on the door and these answered.  I didn't go in but noticed it was trashed and they were uneasy for sure.  I have an official city inspection Monday 4/4 for the whole house.  Lease is up end of May.  Rent has always been paid on time and without issue.

I realize timing couldnt be more perfect to address this issue.  Here is how Im going to proceed... please let me know if I'm off:

- original tenant have been made aware of this inspection 1 month out, then 1 week out.  I've told her she does not need to be present but is welcome too

- I'm sure I'm going to find the whole house is trashed and not just the living room that I saw.  If damage, then eviction.  If no damage:

- Call and explain she hasn't held up her end of the lease

- End current lease with no penalties in exchange for the 3 of them being on a new lease renewed throughout May 2017 at $750 + $25 pet fee.  

If they are not acceptable to this, then I will be forced to evict immediately.

Thoughts?

[Lynn McGeein]

Why would you allow them to remain if they are already trashing the unit, damaged yet or not?  They've shown they will not honor lease terms, move a dog in that is not allowed, etc., and sounds like you have not screened the daughter or boyfriend so have no idea of criminal background or employment, etc.  If the place is spotless at this inspection, I would bring applications and let them know that they both need to pass your screening process or have your Tenant cosign for them, and then you would discuss a proper lease with them on it.  Allowing someone to stay when you know they aren't caring for the unit properly will only lead to headaches in the future.