If your tenants have been in good standing, you have two options: you can either allow them to run out their lease without renewing it and give them the courtesy of leaving early without penalty if they so choose, or you can give them a 30 day notice to voluntarily vacate. [read more="Read more" less="Read less"]
If you like your tenants, you can always offer to give them their security deposit back and write a statement that details they were great tenants. Allow them to use you as a reference.
For lease violation and nonpayment of rent, Indiana law requires landlords to send a 10 day notice to fix the issue or leave the property. This means paying rent including any applicable late fees, removing unauthorized pets or persons from the home, or the cessation of a mild nuisance. If the tenant doesn’t comply within the ten day period, you can then begin the formal eviction process (or the expedited alternative). In extreme circumstances that involve criminal activity or significant damage to the property, you can expedite this notice and move straight to the court process.
Your notice should detail the exact violations and/or the amount of money due. You can serve it my personally handing it to any adult on the lease, or posting it on the door of the rental home.
Indiana doesn’t necessarily require that tenants be evicted through an eviction action. Instead, landlords can utilize an Action for Immediate Possession. This involves filing an affidavit that contains all relevant details of the situation, and allows the tenant to contest. If terms weren’t met and you haven’t accepted any partial rent payments, you’re granted possession of the property within 48 hours.
For emergency evictions, this process is shortened significantly. The court date will be no less than 48 hours after the emergency possession order is granted. You may also be awarded a restraining order against the tenant that prevents them from returning to the property.
If tenants don’t leave after they’ve been ordered to do so, the tenant can be forcefully removed by law enforcement.[/read]