I completed an eviction today in the city of Miramar Florida. The tenant decided not to pay the rent since the property was in foreclosure. I explained to the tenant that the landlord was doing a loan modification and negotiating with the bank to keep the property. The tenant could not be persuaded to pay the rent or move out so I started the eviction process immediately.

The eviction took 29 days even though the tenant answered the court and tried to present a defense. The tenant was convinced that the judge would allow her to stay in the property rent free for at least six months. The court did not hear her case since no money was deposited in the court registry. We got a default judgment and the Sheriff did the eviction on Monday.

I met the Sheriff at 11:30 am at the property. The Sheriff knocked on the door and identified himself. There was no answer so I opened the door with the key given to me by the landlord. The Sheriff went in and said there was no one inside the property. The tenants left the night before according to the neighbor. The Sheriff placed an eviction sticker at the front door and told us we had possession of the property. He said if the tenants came back inside the premises they would be arrested for trespassing. The city of Miramar Sheriff’s Department did an excellent and a very professional job.

The property was in bad shape. Broken tiles, the carpets were stained and ruined, the refrigerator was broken, there were clothes scatted all over the place, garbage on the floor, the window screens were torn. It looked like a hurricane went through.
We believed the damages were done intentionally by the tenants. I left the premises and the landlord and his wife assessed the damages and started the cleaning and repairs. The landlords thanked me for my services and said they had a relative that also needed my eviction services. The eviction was done very efficiently with very difficult tenants opposing and contesting every step.

It is very important to start the eviction process very early so that the tenants can be out the same month. Do not wait months to start the eviction. Start the eviction as soon as the tenants let you know they are will not pay the rent. Do not give any extensions or make any deals the tenants. It is almost impossible for the tenant to catch up on the rent payment if they are behind more than two months. The eviction process is now streamlined and it is possible to get the tenant out in less than 30 days.

Hector Lesende is owner-licensed real estate broker in Miami, Fl. Serving Miami real estate, Miami Lakes, Coral Gables,  Hialeah,  Miramar, Miami-Dade and Broward Counties. We provide a South Florida Foreclosure List. We are HUD registered brokers. We offer Miami South Florida Eviction Services.

 Last weekend I completed an eviction that lasted only four days. Actually, I did not evict at all. Using my negotiating skills I was able to convince the tenant that it was in her best interest to move out of the property and give us possession immediately.

I posted the three day notice demanding payment in full or leave the premises. The tenant called me the same day. She wanted to talk to me about the eviction and how to stop it. Since I had not even started the eviction process everything could be stopped. All we want is possession of the property. The tenant agreed to leave the premises and give me possession by the weekend.

Four days later I went as agreed to the condo and the tenant gave me the keys to the house, the mail box, and the pool. The tenant appreciated very much the opportunity I had given her to get everything straight and avoid an eviction and all that comes with it.

Imagine how surprised and happy the landlord was when I gave her the keys and told her the tenant had moved out over the weekend. The landlord did have to evict and she did not have to pay court cost and other fees. She decided not to rent the property again but to live there with her family. The landlord has since referred me other customers who need my eviction services. In this case all parties involved were winners.

Call Hector Lesende at (305) 300-7788 or visit www.lesende.com 

Hector Lesende is owner/licensed real estate broker in Miami real estate  Serving Miami, Miami Lakes real estate, Coral Gables real estate, Hialeah Real Estate Miami-Dade and Broward counties. We offer a South Florida foreclosure list  Property Search. We are HUD homes registered brokers. We offer Miami South Florida Eviction Services.

We did a full eviction on Friday at a rental property in NW Miami for non-payment of rent. A full eviction is unusual since most tenants leave before the Sheriff comes out. I communicated with the tenants at every step of the eviction process. We offered every possible opportunity for them to leave the premises so that a full eviction would be avoided. These tenants were not going anywhere. They were going to stay until the end.

The eviction took about 20 days since they never answered the court and were automatically defaulted. I told them the eviction would take place Friday at 10:30 am. I had done all the paperwork and had a Writ of Possession and the Final Judgment from the judge. The tenants waited until the sheriff arrived. To my surprise they were sleeping in their beds in the morning. They were not packed, not ready to move and no where to go.  It was going to be a long day.

The sheriff called me at 10.00 am Friday and told me he would be at the house at 10:30 am but he needed a two hour window. He told me I needed to have the keys to the house or a lock smith, also I needed some people to help move furniture and other items from inside the house. I told the Sheriff I was ready. I had everything in place and was prepared to evict.

I met the sheriff outside the house and proceeded to go in. He told the tenants they were being evicted for non-payment of the rent and had to leave the premises. The Sheriff gave them an option, either they move all items from inside the house or I was going to throw everything out in the front lawn. The tenants said they were going to take everything out themselves. They needed one hour to move everything. The Sheriff and I agreed to give them an hour. He left after placing an eviction notice at the front door. The Sheriff told the tenants that if they went inside the house again they will be arrested for trespassing. He told me he had to go because there were 16 other eviction to do. I would like to thank the two Sheriff Deputies from the Miami-Dade Sheriff’s office. They did an excellent professional job.

I patiently waited inside the house while the tenants slowly took everything out. The tenants had a lot of stuff, furniture, beds, food, religious items, etc. Finally, after all items were out I changed the door locks. We stayed in the house doing some minor repairs to the bathroom and bedroom door. The tenants informed me that they had no where to go and therefore they needed 24 hours to remove all items from the front lawn. There had three cars, two jet skies, one atv, clothes. Since I already had possession of the house I reluctantly agreed to give them more time to remove everything from the front lawn. I gave them 12 hours.

The next day the tenants were still on the sidewalk. They had spent the night sleeping in their cars according to some neighborgs. Luckily at 12 am they secured a foreclosed property that was for rent and they moved. This is a temporary move since the property is in foreclosure their stay there is short to say the least. I was relieved of finally executing the eviction and removing the tenants. It seemed that the tenants will never leave. I spent two days at the property executing the eviction. Most tenants leave the premises or try to negotiate. You know is a full eviction when the tenant does not call you or answer the three day notice. Time is of the essence start the eviction immediately.

Hector Lesende is owner/licensed real estate broker in Miami real estate Serving Miami, Miami Lakes real estate, Coral Gables real estate, Hialeah Real Estate Miami-Dade and Broward counties. We offer a South Florida foreclosure list Property Search

 Lately, I have been having some problems collecting rent from tenants in the properties that I manage in the Miami Real Estate area. I wrote an article on the steps of doing an eviction in Miami. Even the best tenants are requesting more time and paying late fees.

Recently, one of my tenants in N.W. Miami informed me she did not have the rent money. I went to collect the rent a few times in the beginning of September. The tenant said she was “grinding” and will have the rent by the weekend. I gave her the three day notice on Monday. The tenant did not answer the notice, did not say anything and did not call me. I knew I was in trouble. This was going to be an eviction.

Usually I try to work with the tenant in order to avoid an eviction in the Miami Real Estate market. I try everything including: negotiating, returning the deposit, finding another place, paying for storage, offering money to move out. It is always better to negotiate with the tenant and get them out in a friendly and professional way rather than going thru a full eviction. Most tenants leave or pay after the three day notice. This tenant knows the system. I started the eviction process immediately.

The tenant in N.W. Miami has refused all my offers and has decided to put the money in court registry instead of paying me the rent. It is not very often the tenant will pay the rent at the court registry. I made a motion to the judge to strike and also to release the funds at the court registry. The judge has requested a hearing since the tenant did pay the rent. Now we have to go court to a landlord/tenant hearing at the end of the month. The judge will determine who gets the money in the registry. Why would she pay the money at the registry and not to me directly? Obviously this tenant has been evicted before.  No eviction showed in her screening. I do not want the tenant to remain in the property, so whatever happens she will have to move out. I think my next tenant in the Miami Real Estate area will be from Section 8.