Having issues with tenant

[Vann Calhoune]

Hey everyone,

I recently purchased my first property in the Kansas City / independence area. It’s a duplex and I inherited one tenant and plan to live in the other unit.

The tenant signed their lease in October, a month before I purchased the property. They’ve paid one months rent on time but are a little late this month.

I spoke with the tenant and they plan to pay on the 5th. I would have liked the tenant to communicate this. She says her phone is off but I find it hard to believe she’s went 5 days and hasn’t been around anyone with a phone.

She also changed the locks because she says she lost her key. The old landlord didn’t put anything specifically against this in this lease but there is something about making changes to the property that I think this might fall under. I would have liked for this to be communicated as well.

She smokes in the house after I told her not to. There is a no pets clause in the lease it seems she has a cat or just lets in neighborhood cats.

Should I overlook Her unwillingness to communicate, overall disrespect and lease violations as long as rent is paid?

I’ve tried to be a nice landlord and even when she has shown disrespect and argued with me I’ve been respectful. She takes my kindness for weakness. I’m not sure if it’s time to be an a**hole and put my foot down and give her a 10 day notice next time she violates her lease. Or should I let things go as long as She pays rent.

The property is in a C, C- area. Anyone have any advice or past experience relating to the situation?

Thanks,

[Larry Alexander]

You should post an eviction notice ASAP! Rent is late, period; end of discussion.

Send her a bill for changing the locks. This should be specified in your lease, right?

Can you document she has a pet? If not, don't bring it up.

"Give her a 10 day notice next time..." That's nuts. Lease specifies when the rent is due and what the grace period is if any. Late rent gets an eviction notice affixed to the front door and a certified letter in the mail immediately.

Seeing as she changed the locks, smokes in the premises and has no issues with lying to you 
  - "my phone was off" - yeah right.
  - "I lost my key" - not buying it.

I would get my documentation in order and start the eviction process. I have this sneaky feeling that you may have a pro on your hands who when faced with eviction will work it to her benefit for the next six months. You'll get back a project instead of a rental unit. But hey, that's just me. I guess I'm in a bit of a pessimistic mood this morning.