Unresponsive Tenant Moving Out EOM, Still Owes Rent

[Jackie Wong]

Hi BiggerPocketers,

My CA tenant notified me that she will be moving out by the end of September, but currently still owes September rent that is now past due (10+ days). I sent her an email reminding her to pay the outstanding rent plus the late fee, and a move out letter spelling out all her responsibilities to clean up and return all the keys/misc. I have not received any response from her yet. Tenant also claimed that because of Covid she will not do a final walk through with me on Sept 30, but would just leave all the keys inside the property. Currently the property will need a heavy cleaning since tenant owns a dog, which she claims is a service dog.

What is the best way to deal with an unresponsive tenant who still owes rent? I would also like to do a walkthrough with her on move-out day. My fear is that she will harm the property prior to leaving or not move out at all, forcing me to start an eviction process. Sine her rent is unpaid, there is not enough security deposit to cover both unpaid rent AND damages that may need repair.