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If you allowed them to move in you are required to give 30 days notice. Doesn't matter if you ever got paid or not. Next time hire a PM. /sure it costs, but not as much as this mess is costing in money and frustration. My renters are required to pay cash for first month rent, for just this reason. They don't get a key until the money is paid, the lease is returned signed, and they have proof all utilities are in their name. You tried to be a good guy with a renter. Never in history has that worked. I pay a PM 8% a month, and sit back and watch the checks arrive..! I sleep very well doing business that way. You can't be a LL from another state...!!!!!!
Back in th 70s my father rented out a couple houses. When he had a problem with the tenant paying he would pay a big black guy $50 to go to the house and remind them that they were late. It worked every time.
If the utilities are in your name, call and have them turned off. If the tenant has picked up the utilities, there is nothing you can do. Start the eviction process immediatly and get a property manager. It's a bad way to learn a lesson, and I am sure more than one LL on this board has made the mistake. But it's a mistake you only make once.
We also are long distance landlords. We hired a property manager and the fees were added onto our expenses and that was the rental fee. We actually make $15 per month. But the property is well-managed, the tenant was interviewed, checked out, and our checks arrive on time each month. I wouldn't do it any other way. No middle of the night phone calls to us, no scrambling to find a plumber/electrician, etc. long distance. Just gave the keys to the PM and signed a contract. The rest has been easy.
I know someone who this happened to and they did not call the police until it was too late. By too late I mean that the people literally cleaned out the house....fixtures....appliances....lights...the whole nine yards. They even took the toilets!
Protect your interests and as everyone said - look in to getting a PM to look out for your best interests on your property.
Good luck!
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