I believe this issue is common and is faced by most landlords. It all depends on your luck whether you get a nice tenant or not. My dad is a "veteran" but still he can't avoid problematic tenants. Like what Malefic has said, Malaysian Laws favour the tenants. We have one tenant who is in the cybercafe business. She is not only reluctant to pay the rents, she hasn't fully paid the utility bills which total up to ~RM50k. She promised she'd settle the bills if the rentals were reduced. But she didn't!!! The bills are under my dad's name so the worst case is we have to fork out our own money to settle the bills. We've requested the help from police and bad guys but to no avail. Now my dad already hired a lawyer to evict the fierce lady. We rather leave the shoplots vacant, settle the bills ourselves, than renting the shoplots to her.