Tenant becoming unmanageable and combative

[Tom Brickman]

First my back store. I have owned & managed rentals for 15 years. I've gone through nasty evictions & lots of different tenant issues over the years. I've never had this situation arise so I'm hoping for guidance.

I own a rental in Dallas TX. The tenant moved in January 1st 2019. I have 2 contractors that do work for me. They both will no longer do work at the property as the tenant is negative, condensing and rude/ nonresponsive.

The incident today played out like this.

Tenant paid April rent. They receive a pay early discount if they pay the business day before it's due.

The tenant texted me to confirm recipt. I let them know rent was recieved- and let them know it's fine for this month, but the pay early discount only applies when it's in the bank the business day before it's due. I sent a dated signed screenshot of the lease where this is stated.

At this point the floodgates opened. The tenant started texting me a bunch of petty things they want repaired immediately. Foundation fixed ( HOA Responsibility) Upper Windows cleaned, tub resurfaced, rooms repainted, a hole in a window screen.

My last communication was this : "at this point you seem very unhappy with the property. Please let me know if you wish to terminate the lease early. I do know several items were discussed at lease signing."

That's when my phone blew up. They called 6 times in a row. And started texting me, saying you cant ignore a tenant. Etc.

I responded to none of it. I need to know what I can do. I feel I'm being bullied, the tenant seems very insistent on retaliation for everything and anything.

The lease technically hasn't been broken. I will not communicate with them besides text/ email as I want everything documented. What can I do with this tenant who is literally making me lose sleep because they are nasty, mean and condescending.

[Jill F.]

Sounds like a tenant with a personality disorder. Does your lease specify how maintenance requests should be made? If so, send your tenant written instructions explaining how to comply with the process (hopefully you require written maintenance requests) and explain that you will only respond to written requests; if your lease does not require maintenance requests to be made in writing, find out what your state law requires-- here in Ohio a tenant must make the complaint for non-emergency issues in writing and the landlord has thirty days to cure before the tenant has any other legal options. I'd deal with each problem behavior in writing, ie. " 

Dear problem tenant, my contractors informed me that on Monday, March xx, you did the following per the terms of your lease you are required to ... " 

Dear problem tenant, the apartment was rented "as is" we no immediate plans to repaint, make aesthetic repairs to the foundation, etc... 

Dear problem tenant , the hole in the screen was not noted on your move-in report, you are responsible for damages. We will repair the damage the next time our handy man is on-site and you will be billed. or "Dear problem tenant, the hole in the screen was noted on your move in report and the apartment was rented "as-is"

I've had one of these awful tenants. Hopefully they will move but if it's a narcissist,  they are more likely to move if they think it will spite you. if they don't take you up on the happy clause you offered them, next time you tell them "no" on some stupid crap they ask for, tell them, 
" well you can move but you will have to pay for the remainder of your lease" then maybe they'll move to spite you.

Good luck :(