Help! Need to Evict fast!

[Ryan Shekell]

Does anyone have tips to expedite the eviction process? I have tenants that haven’t paid rent since October (5 months).

-My PM filed for eviction in December.

-We’ve offered cash for keys and that was ignored. 

-We filed for write of possession which was granted but now the Fulton court system has been down for weeks due to data breach or something.

I’m assuming I’m dealing with professional squatters and likely identify fraud, as they are not responding to court ordered documents. 

Any advice is welcomed. 

[Nathan Gesner]

Quote from @Ryan Shekell:

Not to kick a dead horse, but why are you in such a rush? You let the renter skip rent for months before acting!

I recommend you follow the process to ensure no mistakes are made. Screw this up and the tenants can stay in for a few more months.

While you are waiting for the eviction, ask yourself if the current property manager is helping you or harming you. Do you know when I start the eviction process? Ten days after rent is due. Not 30. I certainly don't wait 60 or 90 days. I've looked at Georgia law and I'm pretty sure you are allowed to start the eviction process one day after rent is due. Your PM chose to wait 60-90 days?!?

You can expect to lose six months of rent plus turnover costs. That's more than half a year of income, plus you are probably paying management fees. I recommend you find a PM who knows how to protect your property, income, time, and sanity with solid processes.

Remember: cheaper doesn't mean you'll make more money.

Start by going to www.narpm.org to search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start. You can also search Google and read reviews. Try interviewing at least three managers.

1. Ask how many units they manage and how much experience they have. Feel free to inquire about their staff qualifications if it's a larger organization.

2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.

3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees. Fees should be clearly stated in writing, easy to understand, and justifiable. Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate, particularly if you have a lot of rentals.

4. Review their lease agreement and addenda. Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.

6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. A tenant complaining online might indicate that the property manager handled them appropriately, so be sure to ask the manager for their side of the story.

7. Look at their marketing strategy. Are they doing everything possible to expose properties to the broadest possible market? Are their listings detailed with good-quality photos? Can they prove how long it takes to rent a vacant property?

This isn't inclusive but should give you a good start. If you have specific questions about property management, I'll be happy to help!