Please don't avoid conflict and kick the can down the road.

When it comes to serving notices or commencing eviction actions, time is not on the side of landlords.

From our hard-won experience, many goodhearted owners and property managers wait to commence 3-day notices and unlawful detainer actions because they can't separate their empathy for tenants from the goal of making money in their rental business.

It's great that you are compassionate, but if you do not take proactive action at the first indicator of a problem like nonpayment of rent, you can potentially be out of months of rental income.

How long does it take to count to three?

There is a new state law that changes the arithmetic when it comes to 3-day notices – weekends and court holidays do not count. This affords tenants more time to respond to the notice. While it used to be that 60-days notice was required when terminating a month-to-month tenancy, another state law now requires a 90-day notice to transition these month-to-month tenants out of the unit.

Throwing a monkey wrench into it all

We have also seen a number of on a clear path to eviction receive free counseling and legal representation. These tenant advocacy organizations and tenants' attorneys are smart and can delay the eviction process by putting up clever smoke and mirrors that may not be successful, but these demurs can enlarge the dispute or drag on what would be a routine eviction.

All of these factors make it imperative that you nip problems in the bud and take action at the first outset of a conflict with a tenant and do not let it fester. It also highlights the prudence to hire MT Evictions to make sure there are no procedural missteps that can come back to haunt you.