Questions about Problem Tenant

[Porsche Thompson]

So I brought my first property at the end of June. Its a triplex that currently has two of the three units rented out. I'm living in the 3rd one. The owner before us was the landlord and had done all the repairs and rent collecting on his own time. I didn't want to interact with my tenants, or let them know I was the owner so I got a property management company to handle everything.

To this date, neither of the tenants have paid rent. One had a bunch of promises to pay, and never did, and the other has been dead silent the whole time. She won't answer phone calls, texts, emails or the door when I come a knocking. I know the place isn't abandon due to her car being out front and the electricity still being used. I even did a welfare check with the police and they said she answered the door for them and said she was perfectly fine.

So I started the eviction process, but even that took some time with the company I chose. I'm not sure when I'll be able to get the two of them out but another problem came up. I was having work done under the house and my repair guy found a leak coming from the "no contact" unit. He said he needs to get in there to find a repair the leak before he can finish up under the house.

My property manager has told me the various laws about going into the unit on our own while the tenant is still in there and said we have to give ample notice. I have a key to the main lock on the front door but the tenant has installed a dead bolt lock that I don't have a key for. 

My question is, if I give a 48 hour notice that I'll be entering the unit (tape it to the door or something) can I get a locksmith to come and remove that additional lock so I can get in there? Do I need a police escort to be there since we are in the process of eviction?

I'm extremely frustrated and since after this eviction my property management company is going out of business, I don't think they'll put any effort in helping me with this. I don't really care about the association rules, I just want to fix the problem so I can go about the rest of my repairs. 

What can I do? 

[Mindy Jensen]

@Porsche Thompson, this is a terrible story. I'm sorry you're going through this.

It sounds like the tenants haven't paid at all, but have you double checked with the former landlord to make sure they didn't send him the check?

If your property management company isn't doing their job, and they aren't if they aren't collecting rent when it's due and recommending eviction and helping with that process, too, then you need to get rid of them and find one who does a good job.

I'm tagging @Dawn Brenengen because she might be in your area, or is at least closer and more in tune to the market and might be able to recommend someone to help you out. 

I'd also go with @Patrick Liska's advice, give 24 hour notice that you WILL enter the premises for emergency repairs. Connect with the police as well, to see if they recommend being there or not.

Please let us know what happens.