"Doug Kanter" wrote in message
...

"Pat" wrote in message
...
In this case I gave them 24 hours notice. When I came to the door they
had a chain on it. I called the police which arrived and talked to the
tenant but said it was a civil matter and that they could not do
anything. Before saying that it was a civil matter they said that they
didn't really know the laws in this situation.


If you gave legal 24 hour notice and was denied entry than go to court.
The court will issue a court order that the police will be able to
enforce. If there is risk of property damage the process can usually be
speeded up. Similar to a 30 day eviction only faster.


Instead of wasting time HERE, I'd do the following *TODAY*.

1) Walk into court office: "The basement of my rental's becoming flooded
because my tenants won't let me and the cops can't help - I need a judge
to do whatever is necessary TOMORROW so the cops will accompany me blah
blah blah....". There are certain experiences which get sympathy from all
sentient beings in civilized countries. A flooded basement is one of them.

2) Walk into police station, ask to speak with commanding officer, see if
he/she has a creative idea, or can send an officer who has more experience
with these situations. The law is the law, but there *are* cops who are
pretty creative with words. I've seen it. Finally, ask the CO if he's got
any connections that'll get to a judge faster, so the necessary paperwork
can be obtained. When they need a warrant quickly, they don't wait for
weeks.

3) Call insurance company NOW and inform agent of what's going on. If
there are angles for dealing messes like this, you need to know about
them. If your agent gives you a blank stare, you need a new agent. If
you're going to continue renting to slimeballs, you may need to explore
more options on your policy.

4) Get out the yellow pages and start calling cleaning companies. Not
"maid services", but companies who know how to do major cleanups in houses
where (for instance), people have been arrested after being found to have
84 abused pets and the floors & carpets are atrocious. The police or fire
dept may be able to provide names. When dead bodies are found, especially
gunshot victims, the situation often requires more than your usual carpet
cleaning company. Why do all this? If you turn off the water at the curb,
as someone else suggested, your tenants are probably going to "misbehave".
Interview cleaning services and have a name ready to call. A friend of
mine had a sewer back up into his basement a few years back. He couldn't
seem to get it completely clean. He found a company that had the job done
in a couple of hours. They exist. Fine one NOW.

5) Try and remember who told you it was a good idea to own certain types
of rental properties. Cut off all contact with this idiot.


Think twice before calling the insurance company for advice. At least don't
identify your policy number or address. I have heard (though I cant prove)
that in the past, people's premiums have been increased or policies
cancelled simply for inquiring about certain claims.