Be ready in Advance

Be prepared. Be sure you’ve taken your lease. Check you’ve brought the sharp amount that’s due, to the penny, not about. Never say a judge, “They are obliged to pay about…” That’ll piss a judge off. When the judge asks you how much they owe, “It’s $2,000.12, and that is composed of a $75 late fee and $1948.33 of unpaid rent.” That’s the variant for you to respond that question. Do not say, “About $2,000.”

The judge may say, “What does that mean?” so make sure you’ve got quite detailed accounting statement showing exactly to the penny what’s owed, involving any court fees. The judge knows to annex court costs. You don’t really have to tell him to do that.

That’s standard process, but if there are repairs that you’re informed of or fines or anything like that for putting out trash or not putting out trash, then you can annex that at that point. Have a detailed accounting statement with exactly what’s owed broken down by late fees, by rent, and then by other things. The judge may ask you that information.

It’s important that you’reprepared to respond that question. “How much is owed?”"$2,012.” “How much of that is rent and how much of that is late fees?” and you have to be ready to respond that question. Again, do your homework. Make sure that the Notice to Quit that you sent out and the late letter, make sure you’ve got copies of those with you also.

Documentation

Any communications with you and the tenant, any letters that you’ve sent, make sure you’ve got copies of that with you. If there are repairs that you had to do, make sure you’ve brought your contractor’s invoices so you are able to prove that the cost of the repairs is legitimate. I suppose that’s it. Just go there. Make sure you’re prepared. Get there early.

It’s quite probable the tenant will want to sit down with you and work out some type of scheme, which is fine, but just realize that you make sure you add the court cost in and things of that nature. If you have a scheme that you’ve collected together, you go into the court together. You say, “Judge, we’ve come to terms. We’ve got a scheme.”

You read that plan off to the judge. He writes it down, documents it, and that way the court sees exactly what the plan is. If the lessee does not adhere to the scheme, you can come back a couple weeks later and say, “He’s not adhered to the plan. I would like to continue with the eviction.”

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