If you have the correct procedures in place, if you know what you are doing, you will not only have very few bad tenants but those you have will run very fast instead of becoming squatters.

And after all, the worst is always a squatter, an absentee tenant may leave a few debts, which may be colleted in the future, but a squatter is a persistent problem that creates a monthly loss of income and massive legal costs.

Here are a few pointers on how to deal with your current bad or problematic tenants. This does assume that you have been a landlord that has dealt with the tenants legally and you have a good lease agreement to back you up in need be.

1. Do not give leeway to non-payment. Immediately communicate and ask for the missing payments continuously and consistently.

2. Act immediately and swiftly. Do not threaten to call the Rental Housing Tribunal, instead call them if the situation warrants.

3. Act according to circumstances and do not exaggerate. If the tenant is missing R50 in the rent, don't threaten them to sue them. It even sounds funny and they won't believe you. Tenants are not stupid.

4. Negotiate before you threaten – a lot of people threaten with lawsuits really quickly and tenants will call your bluff. Lawsuits are expensive we all know that. This was never an effective way of getting anything.

Of course you will turn to the law if necessary, but do not start off with such threats. Understand what the problem is and if the tenant is in the wrong, explain the law to them if you have to.

For example, if a tenant is committing an unfair practice by not paying the rent, you need to explain this to them. Ask them if they wish to be released from their contract if they can no longer afford the rental. There are processes to relieve a tenant from the obligation with no loss incurred to you whatsoever and it works wonders when providing true win-win solutions.

5. If you see you are dealing with a professional squatter, turn to the law immediately.

Property24 2008.04/11