Renting Authority's Forum | http://www.rentingauthority.com/forum/ Simple:Press Forum Version 3.1.3 Troy on Thank you so much http://www.rentingauthority.com/forum/landlord-advice/thank-you-so-much/page-1/post-45035/#p45035 Landlord Advice http://www.rentingauthority.com/forum/landlord-advice/thank-you-so-much/page-1/post-45035/#p45035 Normal 0 false false false EN-US X-NONE X-NONE MicrosoftInternetExplorer4

Thank you so much for all the excellent reminders Troy! I can't tell you how nice it is to have your tried and true methods and reminders. You have thought of everything!!

Sarrah ]]> Tue, 20 Oct 2009 13:43:51 -0700 Troy on How Evictions Work: What Renters Need to Know http://www.rentingauthority.com/forum/evictions/how-evictions-work-what-renters-need-to-know/page-1/post-45034/#p45034 Evictions http://www.rentingauthority.com/forum/evictions/how-evictions-work-what-renters-need-to-know/page-1/post-45034/#p45034 How Evictions Work: What Renters Need to Know

Landlords can't just lock you out, even if you are behind on rent. They must get a court judgment first.

Your landlord can't evict you without terminating the tenancy first. This usually means giving you adequate written notice, in a specified way and form. If you don't move after proper notice (or reform your ways -- for example, by paying the rent or finding a new home for the dog), the landlord can file a lawsuit to evict you. (This type of lawsuit is sometimes called an unlawful detainer, or UD lawsuit.) In order to win, the landlord must prove that you did something wrong that justifies ending the tenancy. State laws have very detailed requirements for landlords who want to end a tenancy. Each state has its own procedures as to how termination notices and eviction papers must be written and delivered to you ("served"). Landlords must follow state rules and procedures exactly.

Notice of Termination for Cause

Although terminology varies somewhat from state to state, there are basically three types of termination notices that you might receive if you have violated the rental agreement or lease in some way:
  • Pay Rent or Quit Notices are typically given to you when you have not paid the rent. These notices give you a few days (three to five in most states) to pay the rent or move out ("quit").
  • Cure or Quit Notices are typically given to you if you violate a term or condition of the lease or rental agreement, such as a no-pets clause or the promise to refrain from making excessive noise. Usually, you have a set amount of time in which to correct, or "cure," the violation.
  • Unconditional Quit Notices are the harshest of all. They order you to vacate the premises with no chance to pay the rent or correct a lease or rental agreement violation. In most states, unconditional quit notices are allowed only if you have:
    • repeatedly violated a significant lease or rental agreement clause
    • been late with the rent on more than one occasion
    • seriously damaged the premises, or
    • engaged in serious illegal activity, such as drug dealing on the premises.

Notice of Termination Without Cause

Even if you have not violated the rental agreement and have not been late paying rent, a landlord can usually ask you to move out at any time (assuming you don't have a fixed term lease) as long as the landlord gives you a longer notice period. A 30-Day Notice to Vacate or a 60-Day Notice to Vacate to terminate a tenancy can be used in most states when the landlord does not have a reason to end the tenancy. (The length of the required notice can be slightly longer or shorter in some states.) Rent Control Exceptions. Many rent control cities, however, go beyond state laws and require the landlord to prove a legally recognized reason for termination. These laws are known as "just cause eviction protection." (Tenants in only a couple of states -- New Jersey and New Hampshire -- also enjoy just cause eviction protection.)

Eviction Lawsuit

Following receipt of a termination notice, if you haven't moved out or fixed the lease or rental agreement violation, the landlord must properly serve you with a summons and complaint for eviction in order to proceed with the eviction.

Possible Defenses

If you do get hauled into court, you may be able to diminish the landlord's chances of victory. Perhaps you can point to shoddy paperwork in the preparation of the eviction lawsuit. Or maybe the landlord's illegal behavior, such as not maintaining the rental property in habitable condition, will serve as a good defense, as would a claim that the eviction lawsuit is in retaliation for your insistence on needed, major repairs.

Sheriff's Escort

Even if the landlord wins the eviction lawsuit, the landlord can't just move you and your things out onto the sidewalk. Landlords must give the court judgment to a local law enforcement office, along with a fee. A sheriff or marshal gives you a notice that the officer will be back within a few days to escort you off the property. At that point, it's best to acknowledge defeat and leave on your own steam. Article provided by www.nolo.com Renting Authority www.rentingauthority.com
]]> Tue, 06 Oct 2009 15:41:57 -0700 Troy on So You're Being Evicted? Tips for Tenants http://www.rentingauthority.com/forum/evictions/so-youre-being-evicted-tips-for-tenants/page-1/post-45033/#p45033 Evictions http://www.rentingauthority.com/forum/evictions/so-youre-being-evicted-tips-for-tenants/page-1/post-45033/#p45033 Introduction Most tenants who are facing eviction are being evicted as a consequence of nonpayment of rent. Others may face eviction for a variety of reasons, including violation of lease terms, creation of a health or safety hazard, or even a personality dispute with a landlord. While landlord-tenant law, and the laws governing the eviction process, can change substantially between jurisdictions, there are some generalities which apply for most jurisdictions. If you are facing eviction you should check with a lawyer or tenant's union in your area, so you can learn the specific laws which apply to your situation. The following information is of a general nature, and may not apply where you reside

Nonpayment of Rent

In most jurisdictions, there is an expedited process for evicting a tenant for nonpayment of rent. Typically, the tenant is served with a legal notice requiring that rent be paid by a specific date (e.g., within seven days of service), after which time the landlord can commence an eviction action. Many times, a landlord will agree to accept a partial payment during this time, with the promise that any remaining rent arrears will soon be paid in full. If the landlord accepts partial payment (no matter how small) prior to obtaining a judgment on a nonpayment action, upon learning of the acceptance of the payment most jurisdictions will dismiss any eviction proceeding premised on nonpayment of rent. The landlord must then start the process over, in relation to any additional rents owed. Typically, even after judgment the tenant has a period of time during which the rent arrearage can be paid, so as to avoid eviction. Please note that you probably do not have the right to unilaterally withhold rent until the landlord fixes a problem with your rental unit. You typically will have to escrow the rent - put it into a special account, perhaps a court account - with proper notice to the landlord of the escrow and the defect that justifies the rent escrow. If you don't follow the proper procedures for your jurisdiction, you may be subject to eviction for nonpayment despite your full intention to pay all the rent you owe. (Also, many tenants who fully intend to pay but who do not use a proper escrow account find that they spend the rent they are withholding, and are evicted when they are unable to pay the back rent after the problem is resolved.) Check with a local lawyer or tenant's organization before attempting to withhold or escrow rent, so you can make sure that you follow the local law.

Violation of the Lease

If a tenant is accused of violating a lease provision, the tenant should review the lease to see if the accusation is true. If the tenant is in violation of the lease, the tenant should consider either correcting the violation, or consulting with the landlord about obtaining an exception or about the possibility of being released from the lease and moving. Please note that if you are violating a lease, the landlord can evict you and still charge you rent for the period following your eviction, up to the point in time when either the lease expires or a replacement tenant can be found. For example, if the lease prohibits the ownership of pets, a tenant may be able to negotiate an additional cleaning fee or monthly rent premium to be paid to the landlord for permission to keep the pet. In one real-life case, a tenant made a deal with the landlord to live in an apartment with tattered carpeting in exchange for being permitted to keep a cat. The landlord would otherwise have had to incur the cost of replacing the old and worn carpeting, and wasn't worried that the cat would damage a carpet that was already due for replacement.

Periodic Tenancies

A periodic tenancy may arise either under a lease, or without a lease. In a periodic tenancy, there is no obligation on the part of either the landlord or the tenant to continue a tenancy past any given rental period. With a one-year lease, a tenant will typically be required to pay rent on a monthly basis, but will be obligated to pay rent until the entire lease period has expired. Similarly, the landlord can only evict the tenant for cause during the duration of the lease. In a periodic tenancy, either the landlord or the tenant can terminate the tenancy on proper notice, usually defined as a full rental period (the period between when rent payments are due). If a lease expires but the tenant doesn't move, the tenancy is typically automatically transformed into a periodic tenancy, based upon the period between rent payments. That is, if rent is due once per month, either the landlord or tenant can terminate the tenancy on a month's notice. There are advantages and disadvantages to having a periodic tenancy instead of a lease. The lease protects the tenant against arbitrary eviction, and ordinarily limits rent increases during the term of the lease, but the periodic tenancy gives the tenant considerable flexibility in determining when to end the tenancy. If a tenant stays past the end of a lease term without the landlord's permission, the tenant becomes known as a "holdover tenant". Depending upon the jurisdiciton, a holdover tenancy is typically treated as a periodic tenancy, particularly if the landlord accepts a rent payment for the tenant's residence after the expiration of the lease. Note that a landlord may decline to accept payment for any post-lease residence, and instead seek to evict the holdover tenant. Any time a tenant makes a complaint to a landlord, the tenant should make a written record of when the complaint was made, the person to whom the complaint was made (if the landlord has a property management staff), when the problem was resolved, and whether the resolution was satisfactory. For problems which might inspire the tenant to try to get released from a lease before the end of its term, or might seek a rent abatement, the tenant should provide written notice to the landlord of both the problem and of the actions the tenant intends to take if the problem is not remedied. If a tenant has a good relationship with a landlord, it may be sufficient to report minor problems by phone or in person. If the landlord is not responsive about fixing problems, or if there are a lot of problems or reported problems are not being adequately resolved, a tenant may instead choose to report any problems in writing. The best practice is usually to report all problems in writing, although a tenant may wish to weigh that against the potential for damaging a positive landlord-tenant relationship by seeming heavy-handed.

Health and Safety Issues

If you have damaged the apartment, or have created a health hazard, you shouldn't be surprised when your landlord attempts to evict you. When you are being evicted on an expedited basis due to property damage or a health hazard, you may be able to slow things down by repairing the damage or correcting the hazard. However, many landlords will proceed with a conventional eviction against any tenant who creates this type of situation, even after the problem is resolved.

Bankruptcy

When a tenant files for bankruptcy, the "automatic stay" will prevent the continuation of eviction proceedings until the bankrupcy is resolved, or the bankruptcy court otherwise permits eviction proceedings to continue by lifting the stay. This can prevent a pending eviction, and may result in the full or partial discharge of a rent arrearage. Please note, however, that the bankrupt tenant remains obligated to pay any new rent obligations which arise from continued tenancy after the bankuptcy is filed, and failure to keep current with post-petition rent payments may result in eviction.

Bringing a Counter-Claim

Some tenants will bring a counter-claim against a landlord in response to an action for eviction. A counter-claim may contend that an eviction should be stopped, on the basis that it is a "retaliatory eviction" resulting from the tenant's complaint to a government agency about housing violations by the landlord. (Please note that such complaints must be made before the landlord commences the eviction process in order to be valid, and may not provide much of a defense against an eviction for nonpayment of rent.) A counter-claim may seek damages for violation of consumer protection laws, or a rent abatement due to problems with the apartment. While some states have very few protections for tenants, in most jurisdictions tenants have rights including:
  • The right to heat;
  • The right to running water (hot and cold);
  • The right to proper garbage removal (from the designated receptacle - e.g., the apartment's dumpster);
  • The right to have common areas (e.g., lobbies, stairways, halls) maintained in a clean and safe manner;
  • The right to housing in compliance with state and local building codes and housing regulations.
An action for a "rent abatement" requests that the court give the tenant credit against the rent for any period of time when those rights weren't filled, or when the landlord wasn't complying with the lease. The request may range from a small percentage for a minor violation, to the request that the entire amount of the rent be abated if the apartment was effectively rendered uninhabitable by the landlord's violation. Landlords may also be subject to consumer protection actions. In some jurisdictions, a landlord may be subject to a claim if the landlord deducts a cleaning expense from a damage deposit. In some jurisdictions, if a landlord did not properly escrow a damage deposit, or if the landlord does not notify the tenant of alleged damages within a fixed period of time after the tenant vacates the premises, the landlord may have to return the entire damage deposit. Please note that if the tenant does not give a forwarding address to the landlord within a few days of moving, any notice requirement will likely be deemed waived.

Trials

If a tenant's action against a landlord, or an action to evict the tenant, is going to trial, the tenant should make sure that all relevant documentation is collected and organized before going to court. The tenant should make copies, so that the tenant can provide a copy to the court for its file or use a copy as an exhibit for the jury, as well as being able to provide a copy to opposing counsel. The tenant should identify any witnesses whose testimony will be helpful in advance of the trial, and subpoena them to appear. (Even if witnesses promise to appear, a subpoena will allow them to get out of work if their employer won't otherwise release them, and will provide the tenant with some level of protection if they get cold feet about testifying - particularly if they fear retaliation from the landlord.) It is generally a good idea for tenants who are facing eviction to utilize an attorney. Some tenants will be eligible for legal assistance. Unrepresented tenants may find that the legal process is difficult, may not know how to examine witnesses or present evidence, may not understand what needs to be proved to win an eviction action, and may not know how to respond to a landlord's allegations or to dispute inflated charged for alleged damages. In most areas, a tenant may be able to find a lawyer through a county bar association or state bar referral service. Article provided by www.expertlaw.com Renting Authority.com www.rentingauthority.com ]]> Tue, 06 Oct 2009 15:38:38 -0700 Troy on Bankrupt Tenants: How the New Bankruptcy Law Affects Evictions http://www.rentingauthority.com/forum/evictions/bankrupt-tenants-how-the-new-bankruptcy-law-affects-evictions/page-1/post-45032/#p45032 Evictions http://www.rentingauthority.com/forum/evictions/bankrupt-tenants-how-the-new-bankruptcy-law-affects-evictions/page-1/post-45032/#p45032 Bankrupt Tenants: How the New Bankruptcy Law Affects Evictions

The new bankruptcy law makes it easier for landlords to evict bankrupt tenants.

It's not uncommon for tenants with significant financial burdens to declare bankruptcy. The Bankruptcy Abuse Prevention and Consumer Protection Act of 2005, which took effect on October 16, 2005, makes it easier for landlords to evict bankrupt tenants. The steps you'll need to take depend on whether the tenant files for bankruptcy before or after you get a judgment against the tenant awarding you possession of the rental.

Tenant Files for Bankruptcy After You've Won Possession

If you sued the tenant for eviction and won a judgment for possession before the tenant filed for bankruptcy, you can proceed to evict the tenant, even if the tenant then files for bankruptcy in an attempt to stop the eviction.

New bankruptcy law vs. prior law. Under prior law, tenants could stave-off eviction by invoking bankruptcy's "automatic stay" with a last-minute bankruptcy filing. Under the new bankruptcy law, in this situation landlords can usually proceed with the eviction without having to ask a judge to lift the automatic stay.

Exception in some states. In a few states, and only in evictions based on nonpayment of rent, and in very narrow circumstances, a tenant can stop an eviction at the last minute by filing for bankruptcy -- if the tenant files a certification and pays back rent and forward rent. As the landlord, if you file an objection to the tenant's certification right away, you'll get a hearing in the bankruptcy court. If you convince the judge that the tenant's certification is not true, the court will lift the stay and you can proceed to evict the tenant.

Tenant Files for Bankruptcy Before You Win Possession

If you have not won a judgment for eviction when your tenant files for bankruptcy, and the tenant is (or becomes) behind in the rent, or violates another term of the tenancy (such as keeping a pet in violation of a no-pets clause), you can't deliver a termination notice, let alone start the eviction process. This prohibition is known as the "automatic stay."

Hearing to remove automatic stay. You'll need to go to the federal bankruptcy court and ask the judge to "lift," or remove, the automatic stay before you can evict the tenant. In most cases, you'll get the stay lifted within a matter of days and then you can proceed with your termination and eviction.

Exception for drugs or damage to property. You may find yourself needing to evict a tenant who is using illegal drugs on the property or endangering your property. Even if the tenant files for bankruptcy before you win a judgment for possession, you can still proceed with an eviction without asking the bankruptcy judge to lift the automatic stay. You'll need to prepare a certification that the tenant has endangered the property or used illegal drugs on the property (or had guests who used the property in such a way) and file it with the bankruptcy court (and serve the tenant with the notice). If your tenant does not file an objection within 15 days of being served, you can proceed with the eviction without asking the court to lift the stay. If a tenant objects, the bankruptcy court will hold a hearing.

Tenant Is Not Behind On Rent or Violating Lease

Filing for bankruptcy can affect a tenancy even if the tenant is not behind in the rent or otherwise in violation of the lease. After a tenant files for bankruptcy, the "bankruptcy trustee" (the person appointed by the bankruptcy court to oversee the case) must decide whether to carry on with or terminate the lease or rental agreement. In most situations, the trustee will let the tenant keep the lease, since it wouldn't benefit the tenant's creditors to force the tenant to incur the expense of finding a new home. However, if the tenant is paying an outlandish rent and there are plenty of modest rentals available, the bankruptcy trustee may terminate the lease and require the tenant to find a new home.

You do have the right to ask the bankruptcy court to demand that the tenant show proof of his ability to pay future rent, even if the tenant has never been late with the rent. If the tenant later becomes unable to pay the rent, you can ask the bankruptcy court to lift the automatic stay so that you can terminate the lease and, if necessary, evict the tenant.

For More Information

For more information on terminating a lease or evicting a tenant who has filed for bankruptcy, see Every Landlord's Legal Guide , by Marcia Stewart, attorney Ralph Warner, and attorney Janet Portman (Nolo).

]]> Tue, 06 Oct 2009 14:05:16 -0700 Troy on How Evictions Work: Rules for Landlords and Property Managers http://www.rentingauthority.com/forum/evictions/how-evictions-work-rules-for-landlords-and-property-managers/page-1/post-45031/#p45031 Evictions http://www.rentingauthority.com/forum/evictions/how-evictions-work-rules-for-landlords-and-property-managers/page-1/post-45031/#p45031 How Evictions Work: Rules for Landlords and Property Managers

An overview of the eviction process, including the termination notices required for different situations.

A landlord can't begin an eviction lawsuit without first legally terminating the tenancy. This means giving the tenant written notice, as specified in the state's termination statute. If the tenant doesn't move (or reform -- for example, by paying the rent or finding a new home for the dog), you can then file a lawsuit to evict. (Technically, this is called an unlawful detainer, or UD, lawsuit.) State laws set out very detailed requirements to end a tenancy. Different types of termination notices are required for different types of situations, and each state has its own procedures as to how termination notices and eviction papers must be written and delivered ("served").

Notice for Termination With Cause

Although terminology varies somewhat from state to state, there are basically three types of termination notices for tenancies that landlords terminate due to tenant misbehavior:
  • Pay Rent or Quit Notices are typically used when the tenant has not paid the rent. They give the tenant a few days (three to five in most states) to pay the rent or move out ("quit").
  • Cure or Quit Notices are typically given after a tenant violates a term or condition of the lease or rental agreement, such as a no-pets clause or the requirement to refrain from making excessive noise. Usually, the tenant has a set amount of time in which to correct, or "cure," the violation. A tenant who fails to do so must move or face the possibility of an eviction lawsuit.
  • Unconditional Quit Notices are the harshest of all. They order the tenant to vacate the premises with no chance to pay the rent or correct a lease or rental agreement violation. In most states, unconditional quit notices are allowed only when the tenant has:
    • repeatedly violated a significant lease or rental agreement clause
    • been late with the rent on more than one occasion
    • seriously damaged the premises, or
    • engaged in serious illegal activity, such as drug dealing on the premises.
However, in some states, landlords may use Unconditional Quit Notices for transgressions that would require Pay or Quit Notices or Cure or Quit Notices in other, more tenant-friendly states. In these strict states, landlords may extend second chances if they wish, but no law requires them to do so. Even after receiving notice, some tenants won't leave or fix the lease or rental agreement violation. If you still want the tenant to leave, you must begin an unlawful detainer lawsuit by properly serving the tenant with a summons and complaint for eviction.

Notice for Termination Without Cause

Landlords may usually use a 30-Day or 60-Day Notice to Vacate to end a month-to-month tenancy when the tenant has not done anything wrong. Many rent control cities, however, do not allow this; they require the landlord to prove a legally recognized reason for eviction ("just cause") of tenants.

Tenant Defenses

If the tenant decides to mount a defense, it may add weeks -- even months -- to the process. A tenant can point to mistakes in the notice or the eviction complaint, or improper service (delivery) of either, in an attempt to delay or dismiss the case. The way that you have conducted business with the tenant may also affect the outcome: If your rental unit is uninhabitable or the tenant thinks you are retaliating, this may excuse or shift attention away from the tenant's wrongdoing and diminish your chances of victory.

Removal of the Tenant

If you win the unlawful detainer lawsuit, you will get a judgment for possession of the property and/or for unpaid rent. But you can't just move the tenant and his things out onto the sidewalk -- trying to remove a tenant yourself can cause a lot of trouble. (For more information, see Don't Lock Out or Freeze Out a Tenant -- It's Illegal.)

Be Careful Removing Tenants' Abandoned Property

A few states allow landlords to freely dispose of property a tenant leaves behind after moving out. Even in these states, this is legal only if it is quite clear that the tenant has left permanently, intending to turn the place over to the owner. In many states, landlords must follow storage and notification procedures.
Typically, you must give the court judgment to a local law enforcement officer (sheriff or marshal), along with a fee that is charged to the tenant as part of your costs to bring suit. The sheriff or marshal gives the tenant a notice that the officer will be back within a number of days to physically remove the tenant if he isn't gone by then.

For More Help

Unless you thoroughly know your legal rights and duties before evicting a tenant, and unless you dot every "i" and cross every "t," you may end up on the losing side. For help preparing and serving termination notices and the eviction summons and complaint for California properties, see The California Landlord's Law Book: Evictions , by attorney David Brown (Nolo).

Rationale for the Rules

Landlords often chafe at the detailed rules that they must follow. There is a reason, however, why most states have insisted on strict compliance. First of all, an eviction case is, relatively speaking, a very fast legal procedure. (How many other civil cases are over and done with after a few weeks?) The price to pay for this streamlined treatment is unwavering adherence to the rules. Second, what's at stake here -- a tenant's home -- is arguably more important than a civil case concerning money or business. Consequently, legislators have been extra careful to see to it that the tenant gets adequate notice and an opportunity to respond.
]]> Tue, 06 Oct 2009 13:48:26 -0700 Troy on Don't Lock Out or Freeze Out a Tenant -- It's Illegal http://www.rentingauthority.com/forum/evictions/dont-lock-out-or-freeze-out-a-tenant-its-illegal/page-1/post-45030/#p45030 Evictions http://www.rentingauthority.com/forum/evictions/dont-lock-out-or-freeze-out-a-tenant-its-illegal/page-1/post-45030/#p45030 Don't Lock Out or Freeze Out a Tenant -- It's Illegal

Landlords are subject to penalties if they change the locks or shut off utilities to get a tenant out of rental property.

As any experienced landlord will attest, there are occasional tenants who do things that are so outrageous that the landlord is tempted to bypass normal legal protections and take direct and immediate action to protect the property. For example, after a tenant's repeated destructive behavior, a landlord may consider changing the locks and putting the tenant's property out in the street. Or, a landlord who is responsible for paying the utility charges may be tempted to simply not pay the bill in the hopes that the resulting lack of water, gas, or electricity will hasten a tenant's departure.

Why You Shouldn't Lock Out a Tenant

Landlords who take matters into their own hands often think that their behavior will be excused by the tenant's egregious conduct. However, the fact that the tenant didn't pay rent, left the property a mess, verbally abused the manager, or otherwise acted outrageously will not be a valid defense -- and in fact, a landlord may well end up on the wrong end of a lawsuit for trespass, assault, battery, slander or libel, intentional infliction of emotional distress, and wrongful eviction. Defending this lawsuit will cost far more than evicting the tenant using legal court procedures. Landlords or property managers who are tempted to take the law into their own hands to force or scare a troublesome tenant out of the property should heed the following advice: Don't do it! Shortcuts such as threats, intimidation, utility shutoffs, or attempts to physically remove a tenant are illegal and dangerous. So, although the eviction process can often entail considerable expense and delay, consider it the only legal game in town. (For information on the steps you must take to evict a tenant legally, see How Evictions Work: Rules for Landlords and Property Managers.)

Avoid Penalties and Money Damages

Virtually every state that forbids "self-help" evictions also imposes penalties for landlords who break the law. When tenants sue after being locked out or frozen out, they can not only sue for their actual money losses (such as the cost of temporary housing, the value of food that spoiled when the refrigerator stopped running, or the cost of an electric heater when the gas was shut off), but they can also sue for penalties, such as several months' rent. In some states, the tenant can collect and still remain in the premises; in others, tenants are entitled to monetary compensation only. Even in states that have not legislated against self-help evictions, landlords who throw tenants out on their own run a risk of serious practical and legal entanglements. The potential for nastiness and violence is great -- picture the arrival of a patrol car while tenant and landlord wrestle over the sofa on the lawn. Landlords who lock out their tenants often find themselves sued over the "disappearance" of their tenant's valuable possessions. The tenant will claim they were lost or taken when the landlord locked them up or removed them. Using a neutral law enforcement officer to enforce a judge's eviction order will avoid these unpleasantries. Article from www.Nolo.com www.rentingauthority.com
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