Quote from @Don Bessette: I have a 30 plus year tenant that can not keep up with maintaining their unit, it is filthy inside and in desperate need of renovation, all systems are in good repair and I respond very quickly when issues are brought to my attention.It is also well below market rent, and they struggle to pay the current rate.Looking for suggestions on how to gently proceed with the notification to move. 

You also mentioned meters, do you have to separate meters, get approval from the city and pull permits?

Our average construction time is about 8 months after permit is issued and we are always improving.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

Aloha,There are a couple of issues here.

What new apartments are permitted around it...or 1/2 way thru construction, but not on the market.How do you become an expert or master it.....probably like any other skill...practice. 

Because if had I been informed of the issue prior to Dec. 12, I would have been able to back out of the transaction and walk away with my money.

Legal Implications & Ramifications : As an example; the iconic PCH homes in Malibu and many in the upper foothills might not permitted to build back, certainly not to the same extent or materials.

Even if they have a public record in your county, they may have issues in another county that are not disclosed.

thanks for the guidance @Kaushik Sarkar Since it's development it will take longer to get to the exit. 3 years could be right depending on the market, if the project requires entitlements, how long it takes for permits, no major utility obstacles, etc.