How to evict a tenant for bad behavior
I am proud to admit that this problem does not come up to often. I will also have to admit, that this problem has come up. We can screen tenants as well as we want, however, we cannot control who the tenants bring to our properties. I also get this question a lot, so I know it is a concern for many people. I will start with what is bad behaviour or (good behaviour).
Here is the Nova Scotia residential tenancy definition:
Good Behaviour – A landlord or tenant shall conduct himself in such a manner as not to interfere with the possession or occupancy of the tenant or of the landlord and other tenants, respectively.
As you can see this definition is open to interpretation. If you have a tenant that is exhibiting unacceptable or disruptive behaviour, you will need to contact the residential tenancy office. A residential tenancy officer will determine if the behaviour is not good.
The length of time that the tenant will have to move out will be decided on a case by case basis.
There is one level above the “good behaviour” claus. That is eviction based on safety and security. If you have a tenant that poses a risk to the safety or security of you (the landlord) or other tenants you can serve a five day eviction. If the tenant refuses to leave you will need to file notice with residential tenancies and wait for a hearing.
In Nova Scotia a tenant cannot be evicted for doing something illegal, as long as it does not pose a risk to safety or is disruptive to the other tenants.
You can still contact the police (they may take care of the problem for you).
We have had to use the lack of good behaviour section twice, and serve a 5 day eviction notice. In both cases the tenants left. One right on day number five, the other one we made a deal and gave them a couple of weeks.
The first one was during the days leading up to my favorite eviction (make sure to check out the post). We had complaints from most of the tenants in the building. We had some bad tenants, they would party every night. One night it got really bad. I even had a call from some of the area neighbours, about the noise, drinking, drug use, etc.
The final straw was a night of partying, fighting, and threats against some of the other tenants. I had my property manager at the time deliver a five day eviction. We based it on threatening behaviour to the other tenants in the building.
They left on the final day, and as you will see from my post about this eviction, they tore the apartment apart before they left. They did damage including poking a sword through the ceiling, ripping the bathroom sink off the wall and punching holes in a bunch of the walls. It was not the best outcome, however, I was glad they were gone.
The second time it was a problem with a couple. This couple seemed normal when they applied and signed a lease. They both worked and did not have a problem meeting rent obligations.
The particular building they moved into had a mix of children and older people. It would be described as a quiet family building.
It was not long after this couple moved in, that the complaints against them started. It started off with minor problems, like smoking inside and some loud music. They committed to turning down the music and smoking outside only. The next complaints involved these tenant drinking heavily outside in the yard.
They had not lived in the building long that we realized we had problem tenants. We addressed the concerns, and in the light of day they were very convincing. Then one Saturday all heck broke loose. I am not sure, and will likely never know the full truth, but to sum it up, it involved, loud music, drinking, fighting (possible physical), and a call to 911. The police arrived to break it all up. I have a property manager that looks after this particular building. He interviewed the other tenants in the building. The clear message was either these tenants go or they go. The tenant with the children felt unsafe for her family.
I had a meeting with my property manager and we agreed that based on the other tenants not feeling safe, serving a five day notice to quit (based on safety and security) was the right thing to do.
The tenants disagreed with the five day notice. We then filed a notice to the director of residential tenancy. We had a hearing date set, but due to the over loaded system we have in Nova Scotia, the hearing was scheduled for one month in advance.
Fortunately the tenants paid the rent and acted perfectly, hoping we would back down. We did not and one week before the hearing they moved out.
We and the other tenants were happy to have them gone.
One thing I have learned as a property manager, is there is a process for everything. Sometimes it takes patience, but if you stay calm and believe in the system, things will work out.
Until next time,
Design your landlord experience,
Michael P Currie
I just went through a terrible experience in Nova Scotia. It took me 6 months to get the tenants out! 2 hearings and I lost a total including rental loss, of $20,000. The tenants didn’t pay their rent for 6 months and caused extensive damage. They smoked in the unit, were conducting human trafficking, drugs, fighting. It was horrible. When they left it was beyond filthy, damage to structure, I had to replace the dishwasher and washer and drier. They caused two floods and on and on. The police kicked in the door which I had to pay for and there were ambulance visits for drug use. The other tenants and owners in the usual peaceful building were very uncomfortable to say the least. I did remain calm and offered them their deposit back and I told them I wouldn’t chase them for rental arrears if they would go peacefully. They obviously knew the system very well. So I wish I could concur with your comment on “believe in the system”. I think it needs an awful lot of work in Nova Scotia. I’m wondering if there is a list to put these people’s names on so they can’t hurt anyone else moving forward.
Wow, so sorry to hear about your experience, that defiantly sounds terrible and I do want to mention that although it is good to trust the system, if you read my article on my favorite eviction, although they left I did have to contend with sword cuts in the ceiling and a bunch of other damage. Fortunately over the years, most tenants have been great. I do hope your next tenant for that unit is amazing and starts to make up for your bad experience.
I have a house that I rent out. The tenants are suppose to do lawn mowing, snow removal. I bought new gutters and was going to get someone to install guttar leaf guards but the tenants said her BF would install them. Said he would repair a problem with the kitchen floor. Neither were done a year later. They are frequently late with rent and now are almost a full month behind. I gave notice on the 17th as stipulations state and hoped they would just pay up. The boyfriend flipped out. ( he isn’t even on the lease and not suppose to be living with her.) She gets government assistance if he isn’t living there. Cussing at me and yelling in my face and telling me to “get the fu— out of here”. He is a very large muscular guy.
He informed me previously that he had a run in with a neighbour because his ( the tenants) dog was barking vicious at the neighbours kids when they were walking by. The two men came close to a physical altercation. Then the BF tells me that he thinks the guy across the street is steeling stuff from him and he had the guy by the throat. This is the same guy that is now yelling at me in my face because I had to serve them an eviction notice. Like it’s my fault. BTW, they aquired a second dog without permission and the BF claims it cost him $8000. But they can’t pay rent.
I will now have to serve them with a form K or J and my nerves are pretty much shot. I have to wait apparently until into next month in accordance with the rules. Isn’t that nice. I didn’t see anywhere in the eviction guidelines about a process for getting violent tenants out in 5 days. I wish I had. I even went to the Access NS office today to make sure Im doing the process properly. They didn’t inform me of that option.
So much for checking references. She lied to get rid of them. They can use her again because I can’t do that to another landlord.
Really sorry to hear about your scary experience. Definitely a sticky situation. Confrontation is not a fun part of the business. With residential tenancies sometimes you do have to dig, but there is help beyond the regular standard eviction when it comes to violence. As with any of these cases of bad tenants, although it is really bad as you write in August of 2024, and I am sure it cost you money, time & emotional anguish it always comes to an end. Cool heads always prevail, and I am confident the screening process will be exceptional the next time. Hope all works out.
What section of the act provides for a 5 day eviction? I can’t find any wording that way.
Page 20 section 7A Where a tenant poses a risk to the safety or security of the
landlord or other tenants in the same building on account of the contravention or
breach by that tenant of any enactment, notice of termination may be given to the
tenant effective not earlier than five days, or such shorter period as the Director may
direct, after the notice is given.
also check out the following site:
https://www.legalinfo.org/housing-owning-renting-neighbours/changes-to-the-residential-tenancies-act-fall-2024#new-grounds-for-evicting-tenants-for-bad-behaviour
They provide the following summary:
They aren’t really new. Landlords could always apply to Residential Tenancies to evict a tenant for bad behaviour or for serious safety concerns.
The new conditions include more specifics, and will not be in effect until a later date. They say that a landlord can apply to end a tenancy if the tenant (or any guest of the tenant):
Unreasonably disturbs another occupant or the landlord
Is repeatedly late with rent payments
Causes extraordinary damage to the unit or damage to the landlord’s property
Engages in illegal activity that is likely to:
cause damage to the landlord’s property,
affect the quiet enjoyment, security, safety or physical well-being of another occupant of the premises, or
jeopardize a lawful right or interest of the landlord or another occupant of the premises.