What would you do or have done differently?

[Rachael Agruso]

Hi Everyone - looking for some advice. Background - tenant is on Month to Month lease. His lease states he has to give me 30 days notice. He has a security deposit equal to one month's rent.

Long story short, I texted tenant about rent on December 9th. I am located in Connecticut and while rent is due on the 1st, tenants have until the 10th to pay without landlord taking action (and many take advantage of this).  He answered and said he doesn't have rent right now, and that he'd be moving out at the end of the month.He asked to use his security deposit towards last month's rent, I said no I need December rent and you will get your applicable security deposit within 30 days of move out. He said ok he will get me rent as soon as possible. 

Days go by, haven't heard from him and he is living at his girlfriend's house at this point. He told me he was moving out at the end of the month and there were no signs of this (i live in the house). I text him for an update and he keeps pushing out rent. He finally tells me that he will be out by the 5th of January and rent will be in my mailbox/venmoed that day.  The 5th comes by and I go up in his unit, 95% of his stuff is gone, keys are on the counter and rent is NOT in the mailbox.  I called and texted him and now his phone is shut off, and he most likely changed his number. I also have no new address.

1. He left the place filthy
2. He left me a couch, garbage, a christmas tree ect....(how generous!)
3. He technically owes me rent until the 9th of January (30 day notice).
4. He never paid December's rent + the late fee
5. I had to put oil in his unit so pipes didn't freeze as he wasnt heating the unit and wasn't really occupying it either.

I obviously am keeping the security deposit. However, I calculated he owes me $650 additionally based on what I mentioned above. While $650 isn't that much big picture, and I could be a lot worse off given the nature of this business. I want to hear what other more experienced landlords may have done so I can mitigate this happening again. Also what would you do now?This was my last tenant I had that i've inherited. Every tenant i've inherited i've had issues with, while the ones I place are great.

I am trying to get his new address by sending a piece of mail to this units address and asking for return service. I am hoping this works.

[Peter Sanchez]

What should you do differently?  Start filing for eviction on the 10th (NO, don't take his word that he will pay you).  When he contacts you and says "why did you do that, I told you I would pay".  you tell them that when he pays, you'll withdraw the eviction and it will all be fine.  IN the meantime, you keep the ball moving forward.  "He don't pay, he don't stay."