First property first eviction

[Stephen Barnabei]

Hello BP,

 Bought my first triplex recently on July 9th, in Delaware County, PA. I inherited tenants living in apartment 1 and apartment 3, apartment 2 is currently being renovated. Also there is a 2 car garage with a inherited tenant which is the one being evicted soon. I had them all fill out estoppel forms and applications just for our records, no application fee.

Garage tenant doesn’t have a written lease and is m2m. He knew in the very beginning he had to be out when the property sold. He didn’t pay the previous owner June or July. On July 16th I allowed him to pay July rent and August rent in advance and verbally told him I would not renew and he would have to be out by the end of August.

On July 27th (more than 30 days notice), I posted a non renewal lease termination letter on the garage ending Aug 31st, emailed it to him and sent it certified mail which was received and signed for. I took photos of it posted on the garage door and took written notes of all of our communications if the judge would like to see I’ve been keeping track.

So since he received the written notice, I’ve not heard from him. His termination date came and went on August 31st (Friday), he did not move out. Then it’s the weekend, then Monday September 3rd is a holiday, so I’m filing for eviction on Tuesday September 4th.

Is there anything I missed or need to do. I haven’t found much information on evicting a garage tenants or how it differs from a actual residence eviction. Do the same rules apply? Can I change the locks since he doesn’t actual live there? (Probably not but I’d like to). He’s now causing me damages because I could be renting to someone else for higher rent. If he doesn’t get out after I file for eviction and has no where to move this stuff (it’s a lot), then I have to pay for a dumpster, take my time to load it up and send him the bill?  Any input would be helpful, thank you all.