Tenant maybe be doing drugs

[Tracey Williams]

I received a second call from an anonymous caller today, that works in the city. He said he believes that drug dealings is going on in one of my SFH. He has called about three weeks ago with the same concern. The caller said he thinks several families are living in the house, because three SUV always packed in the driveway and cars are always going and coming.

He mentioned windows blinds has been damaged and tenant doesn't take care of property or their trash. He said the neighbors are seriously worried about the property and the kind of people she brings to the neighborhood. 

The property is about 45mins away from me and is been managed by a PM.

I called my PM and we visited the house after his first call.  The tenant explained that the reason for the noise at her house over the weekend was because she had a party for her son.

It's a very nice quite neighborhood and just few blocks from an elementary school.

She's been living in the house for about 18months and her rents are paid by CHMA. 

Am planning to drive by tomorrow and Friday. Should I just give her a 30 days notice. I am honestly concerned the caller could be right but I have no proof. He has promised to send me pictures taking when he walks his dog tomorrow.

What is the best way to handle this?

Thank for your great contributions,

Tracey 

[Michele Fischer]

We've had this kind of problem before, and honestly, it seems to just gradually get worse and worse until we can get the tenant out.

You can schedule frequent inspections to get inside the house and check the condition and count beds and toothbrushes.

You can give your business card to all the neighbors and see if any of them are willing to have a camera to record the house set up temporarily.

You can hang back and wait for it to play out.

You can stop by the police department and see what they are willing to share and if they have a program where you can copies of all calls to the property.

You can send a cease and desist letter stating that if you get any proof of criminal activity or extra occupants there will be no leniency.  It's almost impossible to prove extra occupancy, they are always "just visiting".

Our rental agreement has a quiet enjoyment clause; they have violated that even if there is no proof.

Once a property has a reputation it is difficult to get it back in a good light.  We've had two different prostitutes in one property and that is how all the applicants know it...