Unless there is specific written documentation that the tenant knew that the partial payment does not waive the landlord's rights to evict, then the unlawful detainer case may be dismissed.

This notice plus the utilities being shut off may motivate them to move on.If occupancy continues, then I suggest hiring an eviction attorney to file an unlawful detainer in court.

Unlawful eviction occurs when a landlord evicts or attempts to evict a tenant without a warrant of eviction or other court order.

Makes no sense.I see 2 likely outcomes from the case: (1) Gov Wolf's order is overturned and we go to business as usual with a massive eviction and foreclosure tidal wave, or (2) declare it an unlawful taking and order PA to pay damages to landlords.

Sorry to hear you’re going through this ordeal with your tenant, but I don’t see where you have any grounds now to file an unlawful detainer action for the smoke detector incident. 

And this keeps tenants from playing you, for extended months, waiting for a court date, so you can get what's called an unlawful detainer, so the police can be called in to man-handle the offending tenant out, if need be.

Case type is unlawful detainer. 

It took literally 1 year and 1 month to remove the tenant from the moment we filed the unlawful detainer (we filed this ourselves before hiring an attorney) through jury trial (the owner can represent themselves during these proceedings up until it goes to jury trial, that's when we had to hire an attorney) and finally the Sheriff's lockout.  

Although some think it's clever, you don't want it to significantly impact your success.First, the term "Realtor" is copyrighted and it is unlawful to use as part of your company name, it also requires the ® symbol when used.  

This includes attempts to collect, or threats to collect, through a collection agency, by filing an unlawful detainer or other judicial action, withholding any portion of a security deposit, billing or invoicing, reporting to credit bureaus, or by any other means.