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面对不交租金的租客,该如何合法驱逐?这份详细的五步指南帮你理清思路,从初步通知到最终法院裁决,确保你在法律框架内操作,保护自己的利益!#租赁管理 #房东支招 #法律小常识
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虽然大多数租客都是尊重规则的,但很多房东还是会偶尔遇到需要驱逐租客的情况。这是工作中不幸的一部分,对所有人来说都是一种压力,因此提前筛选租客非常重要,以发现他们过去是否有驱逐或租金支付问题。你可能有各种各样的理由想要驱逐租客,从不支付租金到违反租赁协议或进行某种违法活动。
如果你遇到了一个问题租客,并且已经用尽了让他们离开房产的所有其他方法(比如支付搬迁费),那么这份指南适合你。
什么是驱逐?
驱逐是一种法律程序,房东将租客从其租赁物业中移除。无论是作为驱逐的一方还是被驱逐的一方,这都是一种情感体验,作为房东,在整个过程中保持冷静是很重要的。虽然你的租赁单位因为引发驱逐程序的原因而受到负面影响,但请记住,你的租客可能会因此失去他们的家,这不是一件轻描淡写的事情。
对于大多数房产所有者来说,驱逐程序的现实是它们在时间和金钱上都是昂贵的(法庭费用不低!),可能会很慢而且繁琐,即使最终结果对你有利,最后也不一定让人感到胜利。
步骤 1:了解房东-租客法律 如果你准备对租客提起驱逐诉讼,首先要做的是查阅你所在州和城市的租客保护法律。自助驱逐是指房东采取任何行动驱逐租客,而不是通过州和地方法律规定的合法途径,这是不推荐的做法。
租客权利和驱逐法律因州而异。你应该仔细阅读并了解你所在州和城市的法律,以确保你在合法范围内行事。通常,你可以通过访问你所在城市的官方网站找到这些法律。
《统一住宅房东和租客法》(URLTA)于 1970 年代中期编写,并于 2015 年修订,旨在联邦层面定义和明确租客和房东的责任。虽然采纳并非强制性的,但大多数州已经接受了 URLTA 的部分内容。
URLTA 规定,房东必须:
遵守所有建筑法规 修理建筑物以确保其状况良好 提供垃圾和回收容器 提供热水和供暖 维护管道和电力设施 保持区域清洁和安全 作为回报,租客必须:
遵守所有与安全和保安有关的建筑法规 清除租赁物业的垃圾和废物 保持租赁单位的清洁 以合理的方式使用电器 尽可能保持管道设施的清洁 不故意破坏或损坏物业 以安全和平的方式行事 从 URLTA 开始是一个很好的方式,可以掌握许多州要求的租赁期间租客和房东的基本权利和责任。比如说,这是各州法律差异的例子:
佛蒙特州 (Vermont):
如果房东未能履行租赁协议,租客可以扣留租金 房东必须在租金上涨前提供 60 天的通知 租客可以自行进行房屋维修,并从月租中扣除费用 房东必须提供 14 天的驱逐通知 阿肯色州 (Arkansas):
在任何情况下,租客扣留租金都是非法的 房东可以随时增加租金 房东是唯一可以对房产进行维修的人 房东必须提供 5 天的驱逐通知 作为房东,没有什么比遇到无法支付租金、破坏财产、拒绝沟通的租户更让人头疼的了。你的房产投资能否成功很大程度上取决于找到并留住优秀的租户。虽然筛选租户和完善的租赁申请流程是实现这一目标的第一步,但有时会……
步骤 2:了解你的租赁协议 一旦你了解了州租赁法律下的权利,你应该查阅你的租赁协议,了解签署的租赁协议的具体条款。确保你的租赁协议清楚地定义了租金到期日、保证金以及未付租金持续若干个工作日后的处理方式。
类型 优点 缺点 月租 房东可以轻松调整租金以保持竞争力 房东可以快速驱逐麻烦租客 房东可能难以快速填补空缺 年租 房东可以保证一整年的稳定收入 房东不需要花时间寻找新租客和准备单位 房东在驱逐麻烦租客时会遇到更大困难
驱逐租客需要合法理由:
驱逐是一个严肃而复杂的过程,因为你是在强行把某人从他们的家中移除。因此,需要一个非常好的理由,为什么他们不再被允许占用你的租赁单位。如果租客一再违反租赁协议中约定的条款,那么你应该有足够的理由终止租赁协议。常见的驱逐原因包括:
不支付租金 损坏租赁物业 未经授权的宠物 未经授权的转租或额外住户 单位内或物业上的非法活动 继续履行你的房东职责:
无论你对拒绝支付租金或损坏你个人财产的租客多么沮丧,房东仍然需要根据房东/租客法履行他们在租赁协议中的义务。这不仅是法律要求的,如果你能证明你给了租客每一个和平生活的机会,这也会在任何后续的法庭案件中为你提供优势。
虽然你可以决定放弃庭审,提供立即终止租赁协议以换取搬出,但你必须继续提供水电和安静的居住环境,直到他们完全搬出。
步骤 3:发布驱逐通知 驱逐租客的下一步是提供书面通知,告知你驱逐他们的意图,详细说明时间表和要求的概要。给出适当的通知对于任何开始驱逐程序的物业经理来说都是必不可少的,你的通知应该通过挂号信递送,以便租客无法否认他们收到了通知。
驱逐通知清单:
邮寄通知 :通过 USPS 将通知邮寄给租客,并获得邮寄证明 保留记录 :保留个人记录 提交法院 :将通知带到驱逐书记员和听证会 支付租金通知、补救通知或退出通知 :
根据情况和预期结果,你可以写几种不同类型的驱逐通知。
最常见的三种驱逐通知包括:
支付租金通知(Pay Rent Notice) :这给租客一个支付逾期未付租金的时间框架(通常为几天),否则他们必须搬出。 补救通知(Cure Notice) :这给租客一个停止(或 「补救」)违反租赁协议的活动的时间框架,如未经授权的宠物或额外住户。如果他们不遵守,他们必须搬出。 退出通知(Quit Notice) :这给租客一个必须搬出的时间框架,即使他们支付租金或纠正行为也无权继续留住。 如何写驱逐通知:
驱逐通知应简洁明了。它们应总结驱逐的原因、所欠的全部损害赔偿和租金(如有)、符合要求的时间框架以及如果租客不遵守要求时将被驱逐的时间。
通常,你可以在政府网站上找到州特定的驱逐通知模板,或者你可以查看网站的可填写模板 。发布驱逐通知前,请确保查阅你所在州的法律,因为许多州要求在初次发布和正式向地区法院提交之间有一定的时间间隔。
步骤 4:在法院开始驱逐程序 发布驱逐通知并等待州法律规定的适当时间后,你就可以将案件提交到当地法院。
这些是房东在驱逐法院诉讼期间需要的文件:
租赁协议 银行对账单 租客执照 损坏照片 驱逐通知副本 邮件或短信记录 房产契约 任何其他违规行为的证据 邮寄通知的邮局收据 向当地法院提交驱逐诉讼:
收集你的文件(包括租赁协议、租赁违规证据和驱逐通知副本)并前往当地法院与法院书记员交谈。书记员将帮助你处理正式文件并安排你与法官的庭审日期。书记员还会向你的租客发出传票,要求他们出席庭审。
驱逐法院诉讼:
虽然一些州规定了法院听取案件的具体时间框架,但通常你的庭审日期会安排在你与书记员初次会面后的一个月到两个月内。在庭审前尽量收集尽可能多的文件,以便你做好准备陈述你的案件。房东可以在驱逐听证会上自行代表自己,也可以选择聘请房地产律师为他们辩护。
除了租赁违约的证据,如电子邮件、短信、房产损坏的照片或银行对账单,房东还可以带来可以为他们作证的证人。这些通常是其他租客,他们接触过被驱逐租客的扰乱行为。
在提交证据并且双方都陈述完毕后,法官将就租客是否被驱逐或是否允许他们支付租金和损害赔偿后继续租住作出法院命令。法官还可能要求双方进行调解,以找到解决方案。
步骤 5:驱逐租客并收回房产 如果你有明确的理由驱逐租客,并在法庭上提交了对他们不利的证据,法官很可能会判决对你有利。驱逐程序的最后一步是确保租客搬出你的租赁物业。
驱逐过程通常需要多长时间?在租客违反规定之后:
时间 步骤 2-4 天 房东联系租客并审查租赁协议 1 天 房东发布驱逐通知 1 周 给予租客时间以满足要求 1 周 房东收集文件并聘请律师 1-10 天 租客接到诉讼通知 1 个月 法庭书记员处理听证日期 1-2 周 法庭听取案件并做出决定 1 天 警长协助租客搬出
完整的驱逐程序可能会要三个月或更长时间。
租客搬出:
一旦法官对驱逐作出裁决,他们会设定一个搬出的日期。这通常是在庭审后一周左右,以便租客可以安排其他住处。再次强调,物业经理必须继续履行他们在租赁协议中的义务,直到租客完全搬出之前,房东不允许进入租赁单位。
然而,一旦法官对驱逐作出裁决,房东可以致电当地警长办公室,让执法人员在搬出当天在场。如果你认为租客可能会有离开的问题,这可以是一个好选择。
收回房产和拖欠租金:
一旦租客完全搬出单位,房东将被允许重新完全使用租赁物业以清洁单位并更换锁。根据你所在的州,在租客搬出之前,你可能已经或可能还没有收到拖欠的租金。在一些州,你可以在驱逐听证会时同时起诉支付。在其他州,你可能需要对前租客提起另一场小额索赔诉讼,以获得拖欠的租金。
保护自己免受未来的驱逐程序:
驱逐租客是房东可以遇到的最令人沮丧和耗时的问题之一。确保在选择新租客时做好尽职调查,以保护自己免受未来的困难。
进行租客背景调查可以显示租客是否曾经被驱逐,或者是否有可能在你的房产上引发问题的犯罪记录。确保如果你对某个租客有不好的体验,也帮助其他房东!你可以向信用机构报告他们,以便在未来的背景调查中被标记。
驱逐是将某人从房产中驱逐出去的行为。房东寻求驱逐的原因有很多,但通常包括:不支付租金、损坏租赁单位或违反签署的租赁协议,如未经授权的宠物、额外住户或非法活动。
当房东成功驱逐租客时,他们重新控制了他们的租赁单位,摆脱了问题租客,并可能收到拖欠的租金。驱逐程序是艰难且可能昂贵的,物业经理只有在用尽所有其他选择后才应进行。
生于湖南,求学于北京,先后在广东、北京、DC 工作。一代移民,生活在美东小镇。
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