Eviction Process Question (Pennsylvania)

[Kevin Sobilo]

I have a tenant who I suspect intends to move out at the end of the month. Her lease is up at the end of the month, but continues month to month unless a new lease is signed. She didn't pay this month and seems to have stopped communicating.

The grace period ended yesterday, so today I posted a 10 day pay or quit type notice.

My question is can I file with the magistrate to evict before the 10 days is up? I'm 90% sure she isn't going to pay and even I'm sure even if I filed tomorrow that the court date would be after the 10 day pay or quit period. Of course, if she pays, I would have to eat any costs related to filing.

Also, I'm not even sure I would try doing this in a case like this. However, I was curious if anyone else has tried doing this to speed up the eviction process when they feel confident the tenant will not make good on the pay or quit notice.

[Kevin Sobilo]

@Dennis M., that just isn't the kind of landlord I want to be. 

If I'm doing good business getting paid on the 1st or the 5th shouldn't be any big issue for me.  I emphasize communication and cooperation over strict enforcement of penal lease clauses. If I have a good relationship with my tenants and they communicate when they are having an issue, that benefits me more than strictly enforcing the terms of the lease. 

Example: A tenant has an employment issue and will not be able to pay their rent on time. 

If they don't say anything and don't communicate, then I don't know anything is wrong until rent isn't paid and may not have any idea for some time after that depending on what they tell me. Some tenants would rather lie then tell the truth because life teaches them that is the way to get by.

I want my tenants to tell me something is wrong right away. If I know days or weeks before rent is due that there is an issue, I can discuss how it will be handled. I can make better decisions with regard to my own cash flow. I can also possibly assist the tenant. There are charities that will help tenants who have negative life events with their rent. Tenants may not be aware of these things. 

I also end up with a tenant who is happier, feels more secure, and who hopefully will stay longer. 

This doesn't work 100% of the time of course, but its works plenty well enough. There are of course times where lease terms need to be enforced, but if I develop a good working relationship with the tenant that doesn't too often.