Now as soon as they are 15 days past due no matter what the story... unlawful detainer!

If they cooperate, we don't need to file unlawful detainer, which in our state is when it goes to court and becomes part of the legal record.

Mail him a certified notice to pay or quit within 5 days, don't accept anything less than the full amount, or don't accept it at all.After 5 days go down to general district court and ask the clerk to help you file a unlawful detainer, you will get a court date in a few weeks to a month.Show up to court with the certified receipt and a copy of the notice, as well as a tenant ledger.

If the seller is "vulnerable" (a minority race, elderly, disabled, unsophisticated, etc) special provisions and punishments apply.

In the event you can't, there are indeed a number of strategies you can use to avoid a lawsuit and/or to avoid a messy departure.In 22 years, with 17 residential rental units, we've only had to file for unlawful detainer and court ordered eviction three times.

Serve her with 3-day quit and prepare for an Unlawful Detainer action. 

My lease specifically states:5) UseThe stated premises shall be used only as a family residence and no business activity whatsoever is allowed including babysitting – childcare and the lessee shall not permit said premises or any part thereof to be used for (a) the conduct of any offensive, noisy or dangerous activities that would increase the premiums for fire insurance on said premises; (b) the creation or maintenance of a public nuisance; (c) anything which is unlawful or in violation of any public authority at any time during the term of this lease; or (d) any purpose or manner which will obstruct, interfere with, or infringe upon the rights of adjacent properties.

Further, the Act makes it unlawful to indicate any preference or limitation on these bases when advertising the sale or rental of a dwelling.

@Katie Sorensen - it sounds like since the non-electric utilities(heating, water, sewer,) are not separately metered, your PM realized it would be unlawful to charge the tenants for utilities.

It doesn't matter how often they investigate/punish and it doesn't matter what the ramifications are.