Can I kick out a tenant on a month to month lease in 10 days? (Lebanon: leasing, month-to-month) - Pittsburgh - Pennsylvania (PA) - City-Data Forum

XRiteMA98 · 10-20-2013, 07:39 AM

Hi. This message if for you landlords out there. The contractor I sent to the rental house to do some drywall patch on a kitchen ceiling, for a leaking toilet that leaked into the kitchen and was previously fixed by my plumber, told me that there is also a huge hole on the kitchen floor where the tenants tore the vinyl floor up. he also told me my tenants have two dogs, one really big one.

First of all the tenants had only one dog on the lease. They didn't get me permission to acquire a second dog, let alone a big one. Second the vinyl floor was brand new and now it needs to be replaced.

They are so neglectful, not to mention that the husband has called me names in the past and now they are in my house only because the wife begged me to stay because the kids love it in Mt Lebo's school and said I would deal with her from now on.

If the leaking was so severe they should have called me immediately and asked me how to stop the water. Or put a damn bucket underneath. They are on a month to month lease.

I want them gone NOW and I want to sue them for damages. That was a brand new floor that cost me 2500$. Can I do that? I am afraid that I say to them "leave end of Nov" they won't pay Nov rent. I want them gone ASAP. Please advise.
Thank you.

CSD610 · 10-20-2013, 07:42 AM

Consult an attorney who specializes in leasing/rental law and ask them ASAP.
You really should know your legal rights already as a landlord and you should not be asking for legal advice on this forum.
What you are asking is legal advice.

jea6321 · 10-20-2013, 07:48 AM

depends how you handle it.

I would personally tell them that you will not be renting to them after this month. See how they take it. Are they actually in violation of the month to month agreement or the most recent previous lease? How is the terminology? I would assume its a 30 day notice for each party? thats how mine are stated. If not in violation, you need to give them proper notice, but if they dont pay you, you can file on them right away if you have a waiver in the lease. But even then, it will still be close to the end of Nov before they are out. for the future, if you have a bad feeling, just dont rent to them.

stburr91 · 10-20-2013, 07:52 AM

I doubt you can force them out in just 10 days, but review your lease carefully, and see what is says. I would immediately send a written notice to inform them that you are ending their lease.

XRiteMA98 · 10-20-2013, 07:59 AM

Thanks. They have been initially on a full year lease that ended the end of Aug. I didn't want to renew it because they were late with payments twice and failed to pay once but they made up for it in the end. At the end of August the wife begged me to stay because she wanted to keep the kids in school, saying she will take an extra job just to pay the rent if the husband loses his again.

I said yes but from now on you are month to month. The lease is the same just that I modified it to say it is month to month. I have specified 15 days notice for both parties. So if I give them the notice today they should be gone in 15 days, right?
Thanks a lot.

selltheburgh · 10-20-2013, 08:33 AM

No. Give written notice now with a certified letter and go to the magistrate to file. Minimal you have a month. If they fight it you have as many as 6. Especially if they pay. I had one that took 8 months. It was horrible.

selltheburgh · 10-20-2013, 08:35 AM

In a perfect world they'll move out in 15 days. If they don't, prepare for a long journey in the court system.

I_Like_Spam · 10-20-2013, 08:45 AM

To get their cooperation, you might think about offering to help them move.

Definitely, this is a question for your lawyer. You could really hurt yourself financially if you don't follow legal due process.

Moby Hick · 10-20-2013, 09:52 AM

Quote:

Originally Posted by selltheburgh

In a perfect world they'll move out in 15 days. If they don't, prepare for a long journey in the court system.

Of course they're going to fight. Anybody with kids and little money is unlikely to be able to find a place in 15 days, especially if they want to stay in Mt. Lebanon. The odds that they have better option than fighting are small.

Retiredcoach · 10-20-2013, 10:33 AM

You will want to get a certified letter (either mailed, or constable delivered) as quickly as possible notifying the tenant of the thirty day written notice to vacate the property. The clock does not start ticking until the tenant has those full thirty days notice in hand (there is no way legally of disposing of this tenant in less than 30 days unless they leave voluntarily). Because you initial lease probably ended at the end of a month, I would probably conclude the month-to-month lease at the end of the month- as long as the 30 day requirement has been followed. If you have an email address and/or a number to text, I might consider delivering the additional notification to them, as well. I am not sure what language is contained in your lease, but I would attempt to gain entry legally and videotape the current condition of the property.

This could become a very long process for you and could cost you a significant amount of money. You may want to approach this as finding the least expensive, and less confrontational, means to have this tenant leave willingly. Regardless, most landlords, who have lived this dreaded experience, will tell you that you are in a no win situation that will cost you money, or even more money, when finally resolved.