We had to evict tenants due to non-payment. They damaged our property, also. They owe over $990 in rent plus over $5000 in damages. They left our property in August 2008. It took 3-4 months to repair and another 2-3 months to re-rent the house.

Do you recommend we take them to small claims court to try to collect our money? Is a collection agency a better alternative or can we do both?

Have we waited too long? We did send a certified letter in Sept demanding payment but received no response.

Hello m:

No, from a legal standpoint, you didn't wait too long. From a collection standpoint, you might have...

With a judgment, you have TEETH. Without one, you got bupkus... Do I need to say more?

excon

If the amount they owe is within small claims limits then yes sue them. You will probably win the suit (btw you should include the lost rental while the property was repaired). But winning is just part of the issue. You will then need to collect and that's the harder part. If you know where they work or bank, you may be able to garnish wages or attach theur accounts. But I suspect they know that and have made themselves judgement resisitant.