Also you need to warn your tenants about the issue and its consequences. 

That starts the eviction clock running, and is a warning shot across the tenants' bow.

I'm going with my gut and I know some *concerned* individuals might lecture me :)As I talked about in a previous post, one of my applicants warned me that he had an eviction on his report but his name wasn't on the lease.

I warned them that they should expect very high gas bills if the heat was kept that high. 

They would also sometimes end the night with cars on the street getting vandalized because of the different crowds coming to listen to the music.I was furious the management didn't warn me of this, or that they'd put this type of tenant in a senior apartment community. 

I do agree with getting a judgement, which would be a warning to future landlords and may allow you to recover funds. 

If someone wants to apply for a property that already has an existing application on it, I warn the new applicant before they pay.I do not refund application fees.

But, even still - you don't have to wait a year, document, document, warnings, 3 day notices ad infinitum.  

I'd give them a written warning after verbal was ineffective and advise that if they continue to violate their lease they can be evicted.

File a No Trespassing Warning with the municipality.