Evictions are a risk we run in the property management world! We have a tenant screening system in place to reduce the number of evictions we experience, but we cannot account for how a tenant’s situation may change while they are under our management, only ensure we have the correct process in place to deal with it should it come up.
We do not post 3 days or file evictions on tenants who are applying for rental assistance.
If a tenant has not paid rent by then 9th of the month (or closest business day thereafter), or if they owe over half of their monthly rent amount, we will post a physical 3 day notice on the tenants door. This is at no cost to you, but we do charge the tenants a $75 fee for the posting - this fee comes to IHREPM.
3 business days after the original posting, if the rent is still unpaid, we will file the eviction with our attorneys. The tenant is charged $350 at that time for the filing.
We are careful in proceeding with evictions since when we file, the fees do begin to fall on the owner. Again, this is a risk of renting property, so we do expect owners to know this is a possibility, but we strive to make them minimal and only when our end goal is to get the tenant out of the property.
As stated, tenants are required to pay back $350 when an eviction gets to the filing stage. This is set up this way so that owners are recouped about 90% of what you are charged during this process. Many evictions go through the first 2 charges and end with an Agreed Judgement Entry (AJE) or payment in full, many do not get to the ‘set out’ stage, which is the physical removal of the tenant and their belongings from the unit, the final charge.
Once an eviction is paid off or archived, the tenant returns to their normal payment schedule with rent due on the 1st. If a tenant is month-to-month or has a lease renewal coming up, IHREPM will work with the owners to determine if it is in the client’s best interest to move forward with the tenant another year or to give that tenant a notice to vacate and start fresh with a new tenant.
An AJE is essentially a payment plan for tenants who fall behind on rent and get caught up in an eviction that the tenant is legally obligated to abide by or they will be immediately red tagged and set out by the bailiff's office.
Should the tenant miss any of their agreed upon payment amounts or dates, this is considered a breech of their AJE and immediate action is taken by IHREPM. These are not our default, as tenants typically get further behind as rent continues to be billed, but they are available and leaned on when we do not wish to lose the tenant, especially with our main goal being to get our client their rental funds.
For example, Brian has fallen on hard times and cannot pay rent. Brian & IHREPM are in court to settle Brian’s current balance at $2,000. Brian cannot give IHREPM the full balance, but agrees to pay the following amounts-
Pay $500 today
Pay $750 on 1/1/26
Pay $750 on 1/15/26
This is an AJE. Should Brian fail to make any of those 3 payments to get her balance to $0, IHREPM will file for an immediate red tagging & set out. From there, the unit will be treated just as if the tenant vacated per usual and a turn scope will be sent within a few days.