It comes back to damages.Everyone thinks that damages can be added to just about anything, but damages have to be a real loss.

Thank you everyone for your responses @Gino Barbaro @Stone Teran @Robert Melcher @Michael Noto Bill Schrimpf The big call out here is being more specific in my leases - going forward I will be adding a few additional items and hope that will alleviate some stress.

The lease clearly states that any new tenant must be added to the lease only by written agreement.

I don't want to turn away good renters, but I also don't want to attract tenants that feel a smaller fee is easier to manage, say $25-$50.My Current late charge section includes the following taken from my current lease agreement:"A late fee of $112.00, (not to exceed 8% of the monthly rent), shall be added and due for any payment of rent made after the 1st of the month.

This has nothing to do with being an expert, but is a reminder about knowing the environment in which your business operates and, perhaps it needs to be added, not assuming that if you go to another jurisdiction things will be the same.  

They expected the landlord to pay for the extermination (which ain't cheap) even though one of their kids brought the bed bugs into the house.Since the TAR lease is silent on this issue I will be adding the following clause to all future leases:"With the exception of wood destroying insects, tenant will be responsible for the extermination of any pests including bed bugs."

Let her know the late fee will be added as soon as rent is late.

It seems to actually be adding work for you, in having to refund deposit moneys, and having to deal with rejected applicants after telling them they were denied.What worked for me in Silicon Valley, for simple units in a good location (mainly studios), was to give applications to interested applicants.  

Make sure it's filled out correctly.They are simply putting the deposit against a month.Now, when they phone up to complain after seeing the notice, tell them that court costs will be added, so by Friday they already owe you more money than you currently hold.

If he can meet the rent requirements on his own (and 14 days to pay is pretty generous) then he gets to stay.Don't be surprised if he contacts you asking if his new bedmate can be added to the lease now that the wife is gone.