All Forum Posts by: Joe P.

Hey all, so here's an update (if you're interested):

At the end of the notice to quit period, I swung by the house on my way to the Philly landlord court to file eviction -- there was a note on the door asking me to write my phone number because they didn't have it, and have no internet connection/e-mail capability (LOL...in 2017...the things people come up with as excuses). You've been a tenant for 2 years, I e-mail you a few times a month, you have my number and my e-mail.

Anyway, I wrote my number down and went to court to file. We have a court date on September 11th. Of course, e-mails started flying in -- I thought my roommate paid, I'm so sorry, we should have the money in a few days, etc.

I stopped by thereafter and gave them a copy of the court page (they'll receive an official notification anyway, but I wanted to hammer home the point), and I told them this could have been avoided, but when you radio silence for 3 weeks its hard for me to not follow my pre-defined procedures. They appeared real sad, but I think I know this game. They said they would have their money as soon as possible (still no money as of today) and they're back to not answering my e-mails.

Their lease is up at the end of the month and I told them I would not renew based on what I am seeing. They said they would be out by the 31st and pay the rent; both of which I think is unlikely. We'll head to court on the 11th I'm sure.

Any advice/recommendations at this point? I am going to let court handle this, but this is really killing my overall plan. I was trying to get the house on the market by the end of the month...

@Chris Purcell I was talking moreso about dropping by tonight around 8 or 9 PM -- I drove by last night and they were home around 11 PM; lights were on, etc. Just seeing if I can establish communication.

My tenant seems to be the exception on this.

A few months ago, we were down this same path. I sent a notice to quit/pay, and on the last day before filing, they finally responded with the sob story. They had my money, etc., so I went to grab it from them in person, and they no-showed. Filed for court the next morning and then suddenly things got moving -- I got paid and canceled the court case.

I think we'll be headed down the same path. Unfortunately, this is their last month of the lease and my plan was to not renew (obviously...) and sell the house to begin my BRRRR path. The house has no cash flow but enough equity for me to start the cash flow path with other rentals. This is all put on hold now while this situation plays out.

Hey all -- I actually drove by last night around ~11 PM and they are still there. I should have mentioned I check on the property frequently as it is in my neighborhood.

I don't think there are any rules for a "drop-in" -- not entering the property but simply stopping by. Normally I provide notice but they're clearly avoiding me. I think I will do that tonight around 8 or 9 PM as they are clearly home.

Agreed -- I plan to follow through with the eviction right went the notice to quit period ends. I've sent them a side note as well saying I'd like to work this out, but I'm not hopeful. Unless a miracle happens, I probably will be going to eviction court in mid-September, so I'm expecting this to drag out for some time.

 Based upon everything I'm seeing now -- not paying, not responding (essentially avoiding me)...I think I'm dealing with a squatter at best.

@Chris Purcell - South Philadelphia (near Italian Market). 

Their lease was up last year and we put in another renewal, which ends this month. They owe the monthly rent for August. I won't be renewing, obviously.

Our lease agreement gives them a 5-day grace period. I'm going to start posting notice to quit the moment that expires moving forward. PA law requires 10 days for action on notice to quit, so I'm already in the middle of the month when I go to schedule eviction court.

My next lease is going to have a shorter grace period, and I believe if noted in my lease, I can have a shorter notice to quit period as well. I'll double check for the next tenant.

 No, they are on the final month of a 12-month extension. Their lease is up at the end of the month.

@Matthew Olszak I appreciate the info; could that handwritten note be used against me in court? I don't think they'll respond but I don't want it to come back and bite me in eviction court, if I am headed that way.

@John Thedford I posted the notice to quit/pay yesterday. I taped it to their door and e-mailed them a copy. PA law requires 10 days to pay or quit, so they have until the 17th.