Tenant Won't Answer and I Don't Have Keys to the Property

[Andrew Rosenbaum]

I just closed on my first rental property which is a triplex in the Greater Philadelphia area. All three units are occupied with only two units paying rent. The third tenant who is not paying rent also happens to be in the largest unit. Ideally, I'd like to get him out first in order to renovate and re-rent it out to a new tenant. My problem here is that the tenant won't answer the door when I knock and I don't seem to have any luck with a response to my letters/notes either. I didn't receive any keys at closing as it was an off market deal and the seller's estate didn't have or couldn't locate any keys to the property. What should I do? I'm willing to do cash for keys which would be the tenants best option since an eviction will severely damage his ability to get another rental but he won't even respond to me and I have no way of getting into the property, even with proper written notice. 

The other two units will be tougher to evict as they are older tenants and with Covid running rampant, they are a protected people group so that could drag out for quite some time. 

[Jim K.]

@Andrew Rosenbaum

Hi Andrew,

What I would do here in Pittsburgh is post a notice on the door indicating that I would be entering and conducting an inspection visit after 24 hours. I would take a digital photo of myself sticking this notice on his door. The metadata on the picture will indicate the time and date I stuck it on.

Then I'd go to a hardware store and buy a deadbolt.

At the agreed-on time, I would come back and start beating on the door as loudly as possible, shouting that I am the landlord making an inspection visit. Using a cordless drill and a 3/8 in. bit, I would drill out the locks and gain entry. I would immediately replace the drilled-out deadbolt with the new one I bought, and leave a note for the tenant stating to contact me for keys to the new deadbolt. All other locks would be left as is. Then I would conduct my safety visit.

If at any time I was entering the premises the tenant started screaming from the other side that he'd kill me if I came in, I would leave off and call 911. I'd ask the police for a welfare check. As soon as they had this guy, I'd have him arrested for terroristic threats.

Again, this is what I would do here in Pittsburgh, given the laws here and my skillset. That might not be the way things are handled where you are. But I know the local laws here and I know what to do. As in most high-conflict situations, this is is very localized question, you can see, that requires a very localized answer. AND MAKE SURE YOU LEARN THE LAW WHERE YOU ARE.

Worry about cash for keys after you actually talk to the tenant.