Tenant simply doesn't respond

[Joe P.]

Full disclosure -- I knew things were probably coming to this. I've had to send overdue notices several times this year, and a notice to quit twice (this is the third). I tried to work with my tenant but they simply do not respond...

...and now I am here. They are 8 days overdue on rent, and I sent a notice to pay/quit yesterday. I've e-mailed both co-tenants with no response. I tried calling their cell phone and it has been disconnected. I stopped by the property a few days ago -- windows were open -- knocked on the door twice, no response.

I know they don't have the money to pay. I am ready to just follow a cash for keys method, but I can't establish communication!

I want to stop by the property during the day and thinking of giving 24 hour notice, just because. I think I'm allowed to do this with the proper notice.

Any thoughts/guidance?

[Matthew Olszak]

@Joe P. They're ducking you because they know they are about to be evicted. Write up a quick note (casual, handwritten) with something like, "Trying to reach you to discuss how we can avoid an eviction - please call me asap so we can work this out [phone #]". Throw it in an envelope and tape it to the front door, the back door, the garage door, their car door, and anywhere else you can think of. Text, vm, and email that same message to them.

Likely you won't get a call, so in a day or 2 go back and knock. Either they'll think they can continue to take advantage of you and they won't answer, or they were truly concerned about being evicted and now they'll answer because they'll think you are there to help.

Either way, get the eviction process moving along with proper notices, filings, etc. You can't afford to let them continue to buy time, this is the point where you've got to switch into damage-control mode and get them out as fast as possible for as little as possible. Take the stand with them that you don't want them to pay you the rent, you want them out asap, and what ($) is it going to take for them to make that happen in less than a week.