Landlord Woes In Maryland...
O.K. guys. Clearly, I’m new. First rental property (inheritance), first tenant.
My tenant has been living in my property for 4yrs. 4 mos. I began her on a 1 yr. Lease April 2004 and I’ve never renewed it. In Maryland (where the property is located), I believe that it turns into a month-to-month tenancy until the landlord renews the lease.
Rent is due on the 8th of the month with a 5 day grace period ($25 late fee due on 14th of the month). She’s always paid her rent. Always after the 8th and by the 14th except maybe 2 or 3 times. This month she hasn’t paid and it is the 24th. She is also delinquent on her water bill. I issued her Warning Notice on 8/15 demanding payment of rent, late fee & delinquent water bill balance by 8/18 and have my court rep. Waiting for the word to file if she hasn’t paid by today as she promised on 8/22.
She complained on 8/22 that her water bill is high because the tub leaks but I know, and told her that, it is more likely that her bill is high because she has others staying in the residence that are not listed on her lease.
I had repairmen enter the property on 8/23 to repair the tub leak she complained of only to find that the deep sink in the basement was caked with disgusting food, grease etc. My workers reported it to me and left to go buy supplies to repair the tub faucet leak. Upon their return, they noticed that the kitchen sink was backing up and they proceeded to assess & correct the situation. They discovered multiple empty bottles of Draino and took pictures of all the mess for evidence. I might add, the house is filthy-top to bottom & my 2 y/o wall-to-wall carpet is destroyed with cuts, oil & dirt. They even had a mouse run past them while they were there working. I told them to keep a list, itemizing what they repaired because I think she should be responsible for some of the bill.
My question is, 1) Can I charge her for unclogging all the sinks & snaking out the main drain along with scooping all the food/trash debris that was clogging the basement deep sink?
2) I want to force her to clean the house up. Do I give her formal notice that I will be inspecting the property and it needs to be “in order” before the inspection date or she will be charged for correction if I have to do it?
3) I want to increase the rent ($100-never increased before). After I do the inspection, do I send her the information informing her of her rent increase and new lease?
4) I want the new lease to take effect 10/1/06 (instead of the 8th of the month). Is that enough time if I give her notice by 8/31/06?
Any help and suggestions would be greatly appreciated. She’s turning into a late paying, non-paying, pig of a tenant and I hope she decides to move instead of signing the new lease. Thanks.
With all you wrote, why would you consider renewing her lease?
[addsig]
I would send her a 5 day Cure Or Quit notice and itemize what all she owes (outstanding rent, late charges, water bill, repairs).
Document the evidence provided by your repairman as you may need it for court. Chances are she may not pay and you may have to proceed with eviction.
If it were me personally I would try to get paid for what she owes me on the rent and repairs, then once that is received serve her with the new lease.
What does your lease say? Mine states that since the sink backup is caused by food and not a tree root, then the tenant is responsible. It also states that tenant caused damage can be repaired by landlord and the cost billed to the tenant.
That being said you may be better off replacing her as others have said unless she agrees to clean up (and does so).