All Forum Posts by: Todd Kozak

@Scott M. Since I've owned it (6/30) she is somewhat responsive to me via text. Hasn't answered the couple phone calls. Text response is a couple days later. Last text she responded was when we discussed me mailing the lease to her. Crickets since.

Thanks for the advice.

@Dan Schwartz her lease is 12 years old and the former landlords kept extending it so the lease is kind of crap but it ends anyway this month.

No security deposit as it was paid years ago to someone else and she would not get it back anyway - the place is not in great shape.

I did not send a 5 day notice to pay or quit. This is what I'm trying to figure out. She still has a month on the lease. Seems like sending her another lease with notice that if she doesn't respond then I'm getting another tenant 10/01 is what I should do. Then on 10/01 start the eviction process.

@Scott Mac I have only owned the property 2 months and she has paid the last 2 months. Lease is up end of this month. She hasn't yet paid September, possibly she mailed it 9/01, possibly she is angry at the rent increase.

I bought this expecting I may need to evict her so yes I am planning how to prep for that. That's what I was looking for is advice to prep for that.

@Brendan Miller perhaps I will mail another lease, this time as certified mail to prove she got it, can include when I plan to come by, and include documentation that if she doesn't respond then she is out 10/01 and I am finding another tenant.

@Catherine Emert what is a "post notice to enter"? Mail her something that states I will be visiting on day abc at time xyz?

@Brendan Miller yes less than 10 minutes away. I drove by yesterday to check thing out, grass getting a little long! Yes I may just stop by but want to prepare myself if this gets messy and I have to evict.

The tenant hasn't signed the new lease and hasn't responded to my texts!

Background:

1. Bought a house a little over 2 months ago. Got a decent deal which is because there is already a tenant living there. She is a hoarder. She's been there 12 years and won't want to move. I took the risk to get the good deal.

2. Due to backlog of evictions, I'd rather keep her another year, give her ample time to find a new place, then in a year I can update the house and turn it into a nicer rental property which is the goal in the first place.

2. She did pay rent the first 2 months. September rent is late and it's the last month of the lease.

3. I mailed her a new lease 3 weeks ago and asked for a response by 9/01. We text but can't get the doc to transfer via text and do not have her email address.

4. Lease is $50/M more which is still under market value

5. No response. Texted her last weekend and nothing. Also no September rent yet.

Is there anything else I should do to prepare myself for 10/01 to come and I have no rent, no new lease signed and she still lives there? I know once it's October I can have a lawyer help with starting an eviction process if necessary.

What documentation should I be doing right now? What can I legally do since the old lease isn't up yet?

I have a couple great tenants in my house in St. Louis city. However, they are dealing with my not-so-great neighbors. SFHs but not much distance between houses.

I know that I can check the noise curfew and I know that I can try and have a civil conversation with the neighbor. Wanted others thoughts on what to do.

Here are the complaints...

Kareoke in backyard, loud and late at night

When a female comes over....

Multiple hours of sex during day and being loud enough to hear in the house

a mysterious jeep shows up to the front of house and honks, then to back of house (alley) and honks and this has happened at least 5-6 times always at 10am

Every time she is there, the guy that lives there removes the license plate from her car and either leaves it blank or temporarily puts another license plate on

Feels like something with drugs, prostitution, or something else shady

This is a decent part of the city (Dogtown).

@Michael King I may be interested as well. Can you PM me more details?

@Kathy Henley

Hi Kathy

I have a similar situation as a “fix” on the inside of a house I might buy. Did you find a good structural engineer in St. Louis?