Evicting a tenant who hasn't violated the lease

[Bob Woelfel]

Thanks in advance for any advice.  There isn't enough room to go through all of the issues here, but I'm looking for advice on how to get rid of a tenant who has not violated her lease.  She has lived in one of our units for only a month and a half.  During that time I estimate that I've received in excess of 300 text messages from her and calls multiple times a day (and yes I realize that some of these are management issues that I've allowed by not having other systems in place).  I've gotten texts as late as 11 pm and as early as 5 am.  When we fix any maintenance/tenant issues she has the conversation changes to other issues she has and how she and I communicate.  She has been very difficult to work with and I feel like I'm talking to a different person depending on the day.  Multiple times I've mentioned to her if she is not happy with us that we would be happy to let her out of her lease.  This includes the first day she moved in when she blew up on me.  She then claims that she doesn't want to leave, but two minutes later is bringing up "issues" again like she won't look under the kitchen sink because it's "scary".  It's drama all the time with her and nothing is easy.  When I try to keep it professional and just about the issues she is having, I'm accused of not being sensitive to her tenant needs or understanding.  I feel like I'm either talking to a crazy ex girlfriend or my 8 & 9 year old daughters in the middle of a meltdown.  A few key points.

-  As mentioned, we have offered to let her out multiple times

-  I'd like to send her a formal letter offering again to let her out if she is unhappy.  I'm documenting as much as I can.

 - I am changing the ways I will let my tenants communicate with me so hopefully that helps things in the future.

I don't know what my options are, but I have no desire to keep working with her.  Thanks for reading.

[Joe Splitrock]

@Bob Woelfel communicate to her in writing that you are changing your process. Effective immediately, all service requests need to be made via e-mail or postal mail. Give her a form that she needs to fill out detailing the problem and times available for resolution. Make sure the form is time consuming for her! Let her know that all service requests will be evaluated on their merit and have a place on the form to turn down the request. Anything that has to do with visual condition should be turned down. She rented the property in that condition. Your responsibility is only to repair broken items, provided she didn't cause the damage.

Let her know the cell phone and text is only for emergencies related to temperature, water or fire. Temperature is only for emergencies, like it is 100 degrees outside and the AC won't turn on. Water is for leaks, either the roof or plumbing. Fire is obvious. Any other problem needs a form completed.

Let her know your process change is a direct result of her excessive and unreasonable maintenance requests. Tell her the e-mail form will be responded to in writing within 48 hours. If you reject the request, refuse to talk to her about it.

The problem is you are too nice. Evicting her will not fix that problem. You need to establish boundaries or this will happen again and again.

Tenants like this make you stronger. Use it as a learning opportunity.