Hi all,

I know this topic comes out every now and then, but I would like some advice from home owners or lawyers who have dealt with situations like these before.

Before we actually signed the TA, this tenant promised me that she was a good paymaster and that she is a good person who will take care of the house.

As it was my first time being a landlord, I was naive and took her word for it and even lowered RM100 for the rental payment for her.

Low and behold after being my tenant, all the patterns have finally come out.

Always need to remind and chase for payment on the 7th and always finding faults with the condo and the management.

Other issues:

Just 2 weeks ago, one of her cats caused some problems with the neighbours. (Initially she did tell me that she has a cat and I told her that it's fine with me as long as it doesn't disturb anyone and that it be kept indoors.)

But when my agent (who is helping me with handling this tenant) went to the condo to fix the aircond, he found out she has more 5 cats in the vicinity and called me to informed me.

She got furious that the agent told me about it and complained to me, that the agent was harassing her and her privacy.

I told her again that I'm fine with it as long as it doesn't disturb anyone.

And to no one's surprised, I received a call from one of the neighbors while at work. Saying that my tenant's cat has been peeing in someone's house and even stole someone's fish and was a nuisance. Thankfully, the management has worked it out between the tenant and the people who have been affected and has also told me that this will be her final warning; if it happens again they will take action; which I agreed and also told the tenant.

But the tenant kept denying that it was her cat who did it, but the management has told me that they have CCTV footage but since its been dealt with. I just warned her again.

Recent issue:


After all the fiasco with her, I've decided to not be in contact with her anymore and let the communication go through between me and my agent.

Of course, I have told her this in the message before I decided to go no contact.

Now she has decided to not pay for the electricity bill and the water bill, just today when I asked my agent to contact her (as the TNB is still under my name, as she keeps on delaying to change to her name). She decided to scold my agent and saying that he keeps harassing her. When in fact, I was just asking him to ask her to pay for the bills as it was the due date.

We have reminded her for the utility bills earlier this month but she said it was not the due date yet and she will not pay, but today when we asked her for it. She scolded my agent back instead and said that she already has paid for rent.

I'm afraid that she may take advantage of paying late rental but not paying the utility bills, so that we are not able to do anything to her since she would argue that she is still paying rent.

I've gone through the TA and it is stated that the tenant is responsible for paying the utility bills and she has actually breached one of it already, so I wanted to ask for some advice on what should I do?

As based on her previous pattern, she is problematic and I don't want to only take action when it is too late. Since she has already shown the real side, I want to avoid any further complications before it becoming worse.

This post has been edited by 6996: May 15 2025, 07:09 PM

cut the electric and water supply

bar access card,

evict that piece of garbage

kasi lod

This one need lawyer to draft? Can I draft it by myself?

Idk but pets damage a lot of the property

Lesson learnt, don't take tenant with pets

Ya I'm thinking of doing that if she still decides to not pay the water bill (air selangor) next week

And really smart of her to already piss her neighbors off, so if I asked the management to bar her access card - it should not be much of an issue

She told me one at first and I'm okay

But now its quite a lot and it already disturbed the neighbors

Yeah anyway seems to go downhill

It's just going to get worse from here I'd imagine

Any advice?

I actually would like to evict her, and I'm okay with giving back the deposit

Just don't want her to cause anymore problems

i got know 1 fella with gf bela corgi. corgi everyday bite the door frame and all wood skirting at home. when wan leave the house they ask contractor to touch up back. but u think la - door frame 1 set nice nice u but the bottom just touch up to return ppl. u think fair onot. all this tenant thingy not worth doing anymore. not like last time. now better sell and stay 1 house. too much trouble

This post has been edited by Femsroot: May 15 2025, 07:35 PM

Ya it’s pretty sad, Sommore can always see people blaming the landlord

But when people are being nice then people like this come and ruin it

Really not worth renting

Race and age of tenant?

This is best course of action. since the lectricity & water still under your account, easy to conduct.... if under hers & gg if tak bayar, & account forever stuck under his/her name on that parcel... you lagi sakit kepala coz you cannot change it back to you if not mistaken... unless tnb/syabas changed their rules in recent.

Middle age

The ones where most landlord’s tend to avoid

Decide to give it a chance since she was being really friendly at first

Thanks I will do that next week most likely

Will ask my agent to give her a warning first

Pretty much like what the other posters have done



That's what exactly my relative said

Not worth it

I think back then booming any prop also go into profit

But not easy nowadays

Edit: though that said, mostly applies to Malaysian market

This post has been edited by sakuraboo: May 15 2025, 09:36 PM

You will be lucky enuff if she willing to out without any issue to the house

Any advice on protecting my property?

Double whammy

You got the worse race,age,and gender of tenant you can get

so what do you learn from this tenant situation?

1. if more than 3 times of late rental payment, can start to evict them

2. if more than 3 months of non-payment for utilities bills, can start to evict them

3. if breach of contract (disrupting the harmony of neighbors in any action), can start to evict them

in any incident reported, please document it well with evidence (if that's possible)

of course, now you can get the agent to execute the above

hope you meet with a better future tenant soon

No, if you have a bad tenant. Not even with your 2 months deposit.

This kind of tenant is hardcore type. Need court order to evict them. Take 6-12 month to get 1

6996

“Can I kick him out by taking steps such as changing the padlocks, cutting electricity, throwing his stuff out?”

Legally, no. The law says that you can only evict your tenant by getting a court order. Otherwise, your tenant may sue you back instead.



“I sent him all these. The last date I gave him has passed. He still refuses to move. How do I get him out, legally?”

With the letter and notice to quit stated above, appoint a law firm to help you get a court order. Do not try to break in (although it’s your own house, I know).

in the workplace is the same thing....

interview time very nice

when it's time to deliver actual work, start to pusing2 already

Just an update:

I have sent a message to let her know that she has not paid the electricity bill (since the due date was yesterday) and that I will be taking further action.

I also gave her 2 options, one is to move out by June and I will return her deposit or if she continue to stay, make sure that she pay the bills and rental on time without any reminders before the 7th.

I think either way she will try to argue but I have re-blocked her after sending the notice.

Also my agent has informed me that the tenant called him yesterday and threatened him that she reported him to his agency and the MIEA.

Next course of action is to legally evict her (as my agent wants to go the legal route) and have consulted a lawyer for the next course of action.

Learned my lesson

No more next time

always ask for a reference or two… follow the western way… if you can verify and confirm, at least it’s a positive step… that’s why job applications have these too..

Two can play the game, can go and contact her employer/company HR and report her for harassing property agent and being an ass? Bring disrepute to the company, can ar?

She macam everyday at home one

Only the son goes and work

Ya sadly, I’ll have to be more strict next time

Thanks for your tip 👍🏻

Thank you for your tips 🙏🏻

Thanks, may I know roughly how long it will take to get a court order?

The letter and notice to quit is valid once the tenant has breached the TA right?

you better evict her fast. cat and furniture mean habis lah all jadi scratching post.

Luckily not my furniture 😅 cause not furnished unit lol

dont say this too early

later furniture full of pee and poop stain. wall needs to be repainted. curtains need to change... bills not paid...

you are NOT doing charity. wake up!

This post has been edited by gashout: May 16 2025, 08:47 AM

But the wooden doors all yours 😂

What kind of cats does she have? Is it like the premium type of cats = persians kind of, or just some average joe you usually see on the streets?

You need to engage with a lawyer on that, they will tell you in details

BUT

the best way is for you to communicate direct with the tenant, I believe 2 ways commutation is better than going to the court ( which is of course time consuming, not to mentioned $$$ involved )

All the best

The tenant can sue her back for harassing her at the workplace. This is a civil matter.

No. Until you checked all the damages, only then return the final balance.

Thank you both

Ya, I've decided to just send a Letter of Eviction

Better cut the cancer fast before it becomes worst.

Will keep the deposit first.

The utility and all other initial deposit is to ensure things like this happend can cover ..

Do remember to get assistance from the MO to address the water and electricity matter (you know what I mean) before the cost eat up all the initial deposits paid.

Thank you 🙏🏻

My first mistake was accepting her

Now just doing damage control and cut it early

Is it so hard to just pay rental and your utility bills on time?

Isn’t that just the standard responsibility of anyone who is living in a place?

I wonder what will happen if they have a home loan with a bank.

her behaviors are encouraged by you... people only do so because other people allow delay and give chance, and believe their lies.

CUT HER OFF will do you good.

even if you need to throw away her stuff. she has right to sue... i bet she wont have money to sue you.

Trust me I never give her the right

Will always chase her but chase until due date only want to pay

Now suddenly paid the electricity bill, but too late

I have sent the Notice of Eviction and her pleads will not be heard

yes, dont go soft on her.

once you are kind, these people will bite you back...

Is not difficult to pay rental and utility bills on time but both are NOT in top tier priority for some tenants.

Tenants would prioritized car instalment over rental payment. Similar with petrol, food on the table and holidays rather than paying rental.

In short, if debtors can prolonged paying a debt, they will do it.

This post has been edited by mini orchard: May 16 2025, 12:38 PM

Imagine that, prioritising cars over a roof over your head

Something is really wrong with this mentality

Looks like typical street cats

Got probation period, no pass probation can just sack.

Rent no probation period.

Next time sign 1 year enuf.
If tenant very teruk, max max also u tahan 1 year only, then once contract tamat, suruh dia belah.

Update:

After sending a Notice of Eviction

She suddenly paid for the outstanding bill for the electricity

But my Notice of Eviction for her is still valid right? As the due date has already passed and then after the Notice was issued, only she paid

P/S
After informing her this morning, instead of paying the bills immediately. She was sending a bunch of verbal abuse to my agent.

After Notice was issued then suddenly paid.

I was expecting some luxury cats but guess not.

If she has the money to pay for cat food to feed the cats, then by right she should have the money to pay your rent and utilities on time. Like the rests of the users already mentioned above, if already gave plenty of notice and warnings on overdue but kept delaying then don't give chance, everything means business now.

Good luck TS. You learn your lesson, that's how you grow up.

Just be polite, firm and do not give in to pity.

Stereotypes exist for a reason.
I never liked to deal with them, they make all sorts of excuses, lies and stories. Had a few experiences with them which definitely validated the things people say here.

I hope she's not single? Single cat woman is always a super red flag yo. Add the certain race then you have a ultimate combo.

She has the money, but just loves to give excuses and talk about unnecessary things

I will keep all this in mind 🙏🏻

She has kids but don’t know where the husband is

Ya, initially I was hoping that it will be different but hate to say it, will not accept anymore 😅

Its a condo right? I hope high rise. You do have some options if this is so. The access card is the key to control her. Other than that, we landlords are pretty screwed; because tenancy law here is full of shit.

Basically if tenant want to be an asshole, not pay rent they can do so, if they are skilled to know about it. The laws side them, if you want to evict them you need to take court order and that's expensive.

Our parliament everyday Madani tepuk dada success and PN everyday tepuk dada on RnR issues, nobody cares about scam, consumer protection and tenancy issues anymore.

You tell her off, she is living in your premises, then your agent has every right to talk to her, and that is not called harassing. If she has issues with that, move the fark out, such an entitled oranges.

Pay rent in time is very important, make sure your agent enforce that.

If she even late 1 month, make sure you cut off her access card, give ample warning first.

next time when new tenant come in, ask them for profile.

evidence where they work, payslip, etc.

macam CV.

ask agent to help obtain.

if possible check their CTOS

you can still block her access card, how high is the unit she is living in?

if high rise she is screwed.

Still access card can be cloned.

Thank you.

I have already sent a Notice of Eviction yesterday.

After she got it, straight paid up the electricity bills.

I gave her until the first week of June to leave my premises.

It’s a condo but my unit is in the walk up block.

No worries, I’ve already informed the management of the eviction notice and have asked them to help me keep an eye on her.

It’s a low density condo so the residents and management is pretty close.

If she decides to overstay after the Notice of Eviction, I will make it very hard for her to stay there.

Maybe someone else got their way
Mine.. Jual that rumah. Im not fit enuff to be landlord. Haha

curious, how much is the notice of eviction and process?

or you just get a lawyer friend or relative to write a lawyer letter?

I think a cheaper process would be to warn her many times to settle her rental in time, if > 1 mth, quickly block access card. don't put it in white n black.

just verbal warn.

the access card block will force her to pay.

This is true.

Brother's apartment, the sofa cover & queen size mattress all got scratched by the tenant's cat.

But since my bro promised the new tenant a new mattress, so the old one would be discarded anyway. Tenant compensated RM300 for the sofa cover, but when I took it to the cushion shop to get it rewrap, got quoted RM600.

Then there's another time when a couple rented my mom's house in PD, they said they have 2 puppies. After they moved in, they've got 5 dogs big & small running in & out of the house. Kicked them out after 1 month.

Got my agent’s lawyer to check our Notice of Eviction (Drafted by our own as we consulted the lawyer and she has checked it and said it was fine)

It was valid as she has breached a number of clauses in the TA and has been hell to her neighbours and management

It’s only after if she doesn’t move that we need to involve the court then it might take some money, but for now not yet

I’ve pretty much had it with the tenant so I would rather her leave, can’t be chasing her for payment every month

For rent, water bill and electricity bills. And every time my agent reminds her she will scold him and give a bunch of nonsense.

Better to just get her the hell out.

For me it’s fine, I think it’s pretty common to encounter people like this especially when I’m just starting out.

Just need to learn from it and not be too nice.

Was it hard for you to kick out the couple who misled you with the number of dogs?

Tough.

These pet lovers all treat their pets like child. When u despise their child, the wife called & cry father cry mother.

Meanwhile we just cite having 5 dogs in a house is against Majlis by-laws.

If they don't move, if a neighbor lodged complaint, Majlis would come & eventually dogs without license would be put to sleep.

Thank you for this.

I think I know how to deal with my tenant by rewording certain terms to use for my advantage should she try to challenge me after the deadline for eviction ends.

But if not, she at one time brought in 10 cats in my unit. I wasn’t sure if it’s for her pet boarding business or for what reason and thankfully my agent has snapped a pic for me.

And the cats have actually broke in to the neighbours units, so I can use the neighbours who were affected as witnesses too.

Thank you again.

This post has been edited by 6996: May 18 2025, 11:10 PM

your tenancy agreement has no clause stipulating no pets permitted??

Hmmm... in all my years of renting out properties, I have not had a notice of eviction clause, learnt something new. Is it a single clause which lists out the conditions where a notice of eviction can be issued or as grounds for termination of tenancy.

No, as generally I’m okay with one or two if it doesn’t disturb the neighbours

For my case, we consulted with a lawyer before sending out any notice

Since the tenant has basically breached more than one clause, I have the right to terminate the TA with the tenant.

The notice is just for her to have some time before she needs to move out.

Of course, if you need a Writ of Distress or anything like that, then you’ll need to go through the court

make sure this clause is written for future tenancy agreement. it's not worth having tenant with pets such as hairy cats and dogs.

Noted with and thanks

Same thing happened in my workplace too.

There are good and bad, but the chances of encountering a "snake" is just too high. It doesn't matter if they are Christians or Hindus. Sadly the good ones become the victim of this bad rep.

Notice of eviction has to be registered with the court?

how much it costs?

I think got cheaper ways, like threaten to ban her access card if late payment.

but do it verbally.

No, don’t need involve with court first

I have heard from management that the tenant went and harassed another neighbour after she got the notice

She is picking on this particular neighbour as she was the one who reported and was affected by the tenant’s cat

Now even management is scared of the tenant since she keeps on harassing her (management is just a small Malay lady)

With this case I can also take it as a criminal case already right? For intimidation and harassment

after saw all the reply, i have to say i m lucky enough because i only transfer my money to my wife, my wife tapao everything for me including all the bills and payment. without her, i might not be so easy life now

cheer~

of course the lawyer have to file the case with the court. otherwise how lah the magistrate gonna issue the eviction?

you should concern about the fees to the lawyer, who is gonna foot the bill?

the one who kana harassed should make the police report , not you. even if you made police report also the Sergeant will ask you back, on what ground? furthermore this is a civil case, police wont be bothered to step in unless the tenant did something severe like attacking others with something dangerous.

if harassing using mouth the one who kana intimidate should file a restraining order from the Court, not the police.

If I were you, I will arrange a meeting with the tenant, sometimes use diplomacy is better than involving third party.

This post has been edited by JimbeamofNRT: May 20 2025, 03:22 PM

my condo also got one house rare more than 10 cats, the smell is really bad, until the PBT came also cannot solve, the resident is just too stubborn.

I have given up owning property, buy REIT better :X

so its just a lawyer letter

not an official eviction.

lucky the tenant not knowledgeable.

aiyo macam ini, you cannot eat other chicken outside lor.

that letter from loyar also cost hundreds RM already

real one liddis ( from the Court )

example

how much a notice of eviction and other related cost ?

about 6k ?

Noted with and thank you for the feedback

diff firm, diff charges

this one operate like private hospital too

---

like I said to TS, go discuss peacefully with the tenant first lah, see how

worse case the tenant might vandalized the house and then MIA

a more subtle way after chasing, is to temp suspend the access card.

being landlord is a pretty tiring job.

I have to make many cold calls and watsapp messages to chase tenants to pay rent in time.