Tenant Trashing Duplex

[Rebecca Shine]

Hello!

I only have three units so far so I'm still relatively new into being a landlord, so I'd be interested in what advice other landlords may have for this situation.

My duplex is currently fully rented. One apartment is rented by one tenant, who's been in the apartment for years and is a good tenant, the other apartment is currently rented to a family. I'm about seven months into the lease, and it isn't ending until next March. These folks have been a constant pain since they moved in. It took them five months to figure out how to properly mail rent to me on time (they've encountered many late fees) and even to this day they pay on the last day humanly possible, but also they leave belongings outside in common space, they leave trash bags outside the trash cans and rodents get into it and tear it apart, they leave a bunch of random belongings and bikes in the foyer (on carpet) and they have filled the basement with what seems like trash.

So far they seem to be receptive when I send a notice to clean something up, but everytime I check on the place, there's something outside that looks awful.

Does anyone have advice on how to change the habit? They seem to listen when I tell them to clean something up, only to turn around and do it again. I have clauses in my lease that things need to be safe and clean, but nothing that specifically says they can't put belongings outside. On top of that, I know they are the ones leaving the trash bags outside the cans but I don't know how to prove that in order to charge them a fee for it.

The good tenant's lease is almost up and I know he's just as irritated being their neighbor. I'm afraid they're going to chase him away and I'll have a heck of a time trying to rerent with trash everywhere.

Any advice anyone could give would be most helpful.

Thanks!

Becca