Grass cutting not in lease - what can I do?

[Morgan Biggerstaff]

Hi everyone! I rented out my first home in July of 2018 to a family in MD. I rented to this family (8 total) because my realtor, whom I have been very good friends with now for years now, told me that they were in a jam and needed a place. He was upfront that they're credit was not good and that they would not have good references. I did it anyway. Unfortunately, it is not working out well. Although they are current on their rent, the rent is never on time, but my most recent dilemma is that their lawn looks awful. The grass is high and there are weeds everywhere. I did not go in the backyard but the last time I was there, there was trash everywhere and it just looked bad. Now this is a very nice location in Anne Arundel County MD and all of the houses lawns are well manicured and clean. Not mine - now. 

I do not know how to proceed with making them mow the lawn and taking care of the yard so that it looks presentable, because I realized that nothing about cutting grass is written into the lease, other than it is the tenants responsibility. I also provided them with a riding lawn mower, which I think they broke. So there is nothing about the consequences of not mowing or what height is acceptable. What can I do? I doubt I can mow it myself and bill them. I am thinking that all I can do is either mow it myself and eat the cost, until I can write up a new lease in July, or just allow it to keep growing, until I can send them a letter that MD state law requires that grass be under 12 inches! 12 inches is far too high in my opinion. I wrote them a letter stating that it is time to cut the grass and I texted them that I left it in their mailbox. I asked them to acknowledge the letter once they've received it. It has been almost 24 hours and neither the husband or the wife has sent me a text to let me know that it is received. Any advice is greatly appreciated.

[Thomas S.]

Use the fact that rent is never on time to force them out. The day after rent is due issue the pay or quit notice, apply late fees as permitted. Once you have a number of late payments and pay or quit notices you then refuse to accept rent and apply to evict. Alternately you simply wait till the lease is up and do not renew. In the interim send the required 24 hr notices and enter to cut the grass yourself and spray for weeds.
First make sure you have studied and fully understand your state landlord tenant codes.
Never take your realtors advice again. You may wish to distance yourself from this "friend" in the future after having them take advantage of you in placing these tenants. They clearly are not your "friend".