Eviction Process is More Chaotic with My Property Manager

[Eleanor Graves]

Hello Bigger Pockets, thanks for being here. I recently finished a rehab in Baltimore City, found a property management company (that came recommended on a BP post), had my first tenant move in, who paid the first month rent in May and then hasn't paid rent since. The property management company is now processing the eviction. Yes they did a horrible job screening. But moving on. The judge ruled in my favor and the Warrant of Restitution was issued for June -- I have a very basic understanding of what this means. Now the property management company is processing July. I do NOT understand what this means. Isn't the eviction process underway? Why are they back in court? So along with the non-paying tenant, the property management company adds its own chaotic and confusing element with their shaky communication skills. One alarming development is that the tenant is complaining in court that I (landlord) have not been following up on her complaints and making repairs. This was disconcerting because I was actually responding to the complaints quickly. The property had been vacant for ten years, took two years to rehab -- I wasn't surprised that a large family putting it to the test revealed a problem or two (nevermind the building passed every inspection, or that the contractors missed some basic stuff like no hot water running in the master bathtub.) Suffice it to say, I followed up on repairs as soon as they were reported to me. But then I get another email from the property management company this morning and it says: "New case was filed for July +PDLF. Tenant is still complaining that landlord has not fixed leaking pipe under bathroom sink and ceiling below; that she complained of in court several weeks ago. I passed on that complaint. She showed the judge photos." Actually no, they did not pass on that complaint to me. I am worried about my property management company's competence and what this will mean for this eviction process. Again, they did successfully argue and were awarded a Warrant for Restitution for June. But without much help from them about the current and upcoming risks, I am now at this forum looking for a clue. Do I need my own lawyer at this point?