Should I evict or hope for the best?

[Chad Swinford]

I have an issue that I’m sure I’m not alone in. I need some help thinking through how I’m going to move forward with a tenant.

For context...I’ve owned rentals for 15 years and currently have 10.

With COVID, Indiana passed a moratorium on evictions which has recently been lifted. In my county, as in many in Indiana, there is an onslaught of evictions and my property manager is saying the courthouse stated evictions filed today will not be seen for at least 9 months.

Most of my units are doing great, but I have one where the tenant hasn’t paid a dime in three months due to “COVID related employment issues”. I have reason to believe they could pay at least some rent, but are choosing not to.

Do I roll the dice and hope that they begin to pay and eventually catch up on their $1,200/month rent, or file eviction now which is basically a guarantee that I won’t receive a dime for at least nine months?

Or do I take a completely different approach and knock on their door and try to make a deal with them?

What would you do?