Eviction in Indianapolis long distance landlord

[Brandon P.]

Hi All

I need help or suggestions to do this remotely. The tenant has stopped communicating and hasn’t paid December rent. I will work on putting the 3 day notice. Can y’all recommend an eviction service in Indianapolis?

Thanks

[Brandon Wells]

I have seen Judges, in Indiana, postpone evictions due to insufficient notice being given.  As a best practice I would recommend the following:

Your lease should state rent due date and be specific on if you allow a grace period.  For example, at my properties rent is due on the 1st but you have until the 5th to pay, you are late on the 6th.  

Then on that date your tenant is officially late (in my example, the 6th) you should send a late rent letter.  This is simple, just states that you are late and your balance owed is $$$ (I would include a late fee).  

If they still don't pay you need to send them a 3 day cure or quit letter (I can send an example of one if you like).  For example, I file for eviction on the 15th of every month, therefore if I haven't received rent by the 12th I send the 3 day letter.  This letter again would state their balance but also that they have 3 days to pay before formal proceedings are started.

This process shows the judge that you have made multiple attempts to collect payment and aren't being unreasonable.  Also, I would recommend teaming up with an eviction attorney.  My company used Landman and Beatty, who is local to Indy and probably handles 90% of evictions for all the large multifamily management companies.  There is a filing fee with the court and then they charge a nominal fee to process it (you can charge back to the resident), but in this case you don't have to go to court as the PM (unless it is contested), the attorney has already reviewed all the paperwork so you are more than ready to go in front of a judge for eviction.

Although Indiana is landlord friendly there has been a slow shift over the last 3 years in seeing more and more judges be more sympathetic with the tenants.  Just make sure you have all your bases covered.