Home Managers, Commercial Tenants and Evictions

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Home Managers, Commercial Tenants and Evictions

Your commercial tenant failed to pay lease. You have heard that things are not going very well for them, but now it really is apparent. As a property manager your own duty and obligation is to resolve the issue as quickly as possible. When the tenant failed to pay by the due date they have successfully breached the lease and you are entitled to evict the tenant from the real estate. An eviction lawsuit commonly called an Unlawful Detainer action is really a fairly straightforward legal process. The main thing for property managers to know is that the steps involved in this process are vital and must be followed to the letter of the law. A real estate lawyer representing both parties in the action is common. If your property manager has adopted the law, given proper notice, and it has a detailed file of all of the correspondence between the tenant and their company the unlawful detainer action should go fairly smoothly and the landlord or owner should prevail.

The First Step Is To Resolve Rent Payment Issue If Possible

If at all possible the property manager should make every effort to obtain the tenant to make the rent payments plus bring their lease current. If this involves waiting a few extra times for payment maybe this would be the best course of action instead of filing a lawsuit. Your own personal company policies and best practices can dictate this action, but it would be much better for all parties to resolve before lawsuit.

Three-Day Notice Drafted

If a transaction is not forthcoming then a ‘three-day observe to pay or quit’ must be ready and properly served on the renter. This notice must be in a specific legal format. A commercial owner, landlord or property manager can pick between different types of 3-day notices; 1) specifies the precise amount of rent due; or 2) estimates the amount of rent owed – usually when a renter is paying a percentage rent.

If the lease requires the tenant to pay for rent and other separate amounts intended for triple net or CAM costs, the property manager should get the correct advice on whether or not two separate plus distinct notices are required to be offered. For example , if the property manager or landlord accepts an overpayment from the rent because they have miscalculated as well as the tenant overpaid estimated rents and CAM charges this may lead to the tenant victory in the unlawful detainer action. This would also possibly give the tenant the right to attorneys’ charges. It is critical to be correct in this action.

The Three-Day Notice Must Be Properly and Legally Served

The renter is deemed served when they are personally served with the three-day discover, or a responsible person at the place of business is personally served on the property. In the event no one is available the landlord or property manager can attach the notice to the front entry door of the business premises while at the same time sending a copy of the three-day notice by certified mail come back receipt requested. The landlord or property manager must then prepare a ‘proof of service’ in the proper format which states in relevant part that the ‘three-day notice’ has been served on the tenant, or explain the method of service.

The Property Supervisor or Landlord Has a Three Time Waiting Period Required for Service to be Effective

After properly serving the three-day notice a three day waiting around period begins on the next business day. If the third day falls on a weekend or holiday the three time waiting period is extended to another business day.

If the tenant decides to pay all rent due at this point or even corrects any outstanding violation from the lease terms then the eviction procedure ceases. If the tenant makes incomplete payment the landlord or property or home manager can accept partial transaction but must notify the renter that they are not waiving their rights to proceed with an eviction.

In case the tenant has violated the lease by way of some criminal work or conduct then the eviction process continues.

At the end of the three day waiting around period the landlord or property manager may go forward with filing and serving a complaint plus summons.

Summons and Complaint are ready and Served

In the event that the tenant has failed to cure their excellent rent violation, or failed to treatment any other violation that they have been house notified of, then the landlord or even property manager may proceed with filing and serving the summons and complaint to the tenant. A 3rd party not involved with the action, typically a registered process server can be hired for a fee to serve the papers on the tenant. The summons, complaint and proof of support must then be filed with the court clerk’s office together with a copy of the lease, and then house served three-day notice and its proof of service.

Technical Mistakes Can Cause Delays

If the landlord or property supervisor has taken this process on by themselves there is a possibility that they have made a technical error in the processing, preparing, offering, and filing these documents. There are many technical areas of the law which must be followed or will result can be substantial delays if they are not.
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The tenant who hires an attorney will probably find these technical errors, if the court doesn’t find the errors. This tends to result in delays which means money towards the property owner. The best course of action in these circumstances is to hire an eviction lawyer to help prevent delays and additional costs for the owner.

Court Proceedings Require that All Parties Appear in Front of a Judge

If the tenant does not competition the eviction

A properly served tenant has five days to are at odds of the eviction. If substituted services was used then the tenant might have fifteen days to file a reactive pleading to the action. If the tenant fails to oppose the eviction the landlord or property manager will certainly seek a default judgment associated with possession of the premises. This will probably be granted and the case is going to be referred to the Sheriff’s office to get tenant lockout (see below).

If the tenant contests the eviction

In the event the tenant hires an attorney and competitions the eviction then things will take a while longer. The tenant will be granted more time to prepare and you will have approximately thirty-day period in which a test will be set. If the landlord is victorious then the tenant will have to pay the particular rent and other losses most likely which includes attorneys’ fees. If the tenant benefits the landlord may have to pay attorneys’ fees. In this situation a property supervisor really needs to be represented by counsel.

The Landlord or Property Supervisor has the Right to Lockout the Tenant

Assuming a landlord victory the particular county sheriff will post a ‘Five-Day Notice to Vacate’ the particular premises on the tenant’s door or even entry into the business. On the sixth day the sheriff meets the particular landlord or property manager on the property. The landlord or house manager then receives a receipt of possession of the property. If the tenant is still there when the sheriff comes, the sheriff will then physically remove the tenant. The landlord or house manager will now have a locksmith come and change the locks to keep the particular tenant out.

Notice to Declare Property

If the tenant leaves behind personal property there are state statutes that will deal with this specific issue. The landlord or property manager must give the tenant fifteen days after the lock period to claim any belongings from the property, or if the tenant left before the lockout, eighteen (18) days after the mailing of the “notice of belief of abandonment” towards the tenant’s last known address. The particular notice must describe the property along with specificity so the tenant can recognize it, and the notice must also describe the storage costs. A wise practice for a landlord or real estate manager would be to photograph and log all of the tenants’ belongings so that there is not a later dispute.

It is not lawful for a landlord or property supervisor to hold a tenant’s personal home as security for payment of money awarded by a court judgment.

Unclaimed Property Disposed of or Sold

Once the fifteen day waiting period is over the landlord or property supervisor can dispose of the tenant’s individual property if it is worth less than $750 or $1. 00 per square foot, whichever is greater. If the property is worth more the homeowner or property manager must auction it through a public sale held right after properly published notice with the proceeds turned over to the county, without expenses.


Although this article offers briefly touched upon this process you should see that this is not a simple process, but is a process which should be taken seriously plus professionally. It is always a best practice to have eviction attorney help a homeowner and/or a property manager through this method.

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