My tenant moved out of his apartment but his ex-girlfriend is still staying there. She’s not on the lease and refuses to pay rent. What now?

My tenant moved out of his apartment but his ex-girlfriend is still staying there. She’s not on the lease and refuses to pay rent. What now?


October 7, 2025 | Jane O'Shea

My tenant moved out of his apartment but his ex-girlfriend is still staying there. She’s not on the lease and refuses to pay rent. What now?


The Situation You’re Facing

Your tenant has moved out, but his ex-girlfriend, who isn’t listed on the lease, remains in the apartment, refusing to leave or pay rent. What an awkward position! You want to do things legally and avoid violating tenants’ rights, but it’s absolutely essential to reclaim your property and recover lost income.

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Confirm Her Status As An Unauthorized Occupant

The first step is to verify the legal status. Because she’s not listed on the lease, she’s what is considered an unauthorized occupant or holdover tenant. That means she has no formal right to remain; even so, you’re not authorized to change the locks or remove her belongings. Doing so could violate landlord-tenant laws.

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Don’t Do “Self-Help” Evictions

You may find it tempting to take matters into your own hands by changing locks, shutting off utilities, or removing her things. Never do this. Most states strictly prohibit self-help evictions. Taking that route can leave you wide open to civil penalties or even lawsuits. Always go through the proper legal eviction process.

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Check State And Local Laws Before Acting

Every state, and sometimes even cities, handles holdover tenants differently. Some jurisdictions might grant occupants certain rights after a set period. Review your local landlord-tenant laws, or get in touch with your state’s housing authority, before you take any further steps.

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Serve A Formal Notice To Vacate

If she’s refusing to leave voluntarily, your next move is to serve a Notice to Quit or Notice to Vacate. This is a formal notification letting her know that she’s occupying the property illegally and must leave within a specific timeframe; usually between 3 to 30 days, depending on your local rules.

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Document All Communications Carefully

From this point onward, document every interaction you have with the woman. Save texts, emails, and letters. If you deliver notices, take photos and get proof of service. If you end up needing to take the case to court, this documentation will give you a strong position and demonstrate your compliance with proper procedures.

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File For Eviction If She Still Won’t Leave

If the notice period elapses and she still hasn’t left, your next step is to file an unlawful detainer or eviction lawsuit. The court will set a hearing date, and you’ll have the chance to present your case. If the court rules in your favor, law enforcement will be tasked with carrying out the eviction.

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Understand The Role Of Law Enforcement

Only a sheriff, marshal, or court-authorized law enforcement officer can physically remove an unauthorized rental occupant. Even after you win in court, don’t try doing anything to remove her yourself. Wait for official action to safe yourself any legal trouble.

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Total Up Unpaid Rent And Damages

If the ex-girlfriend has been staying without paying rent, you might be able to seek back rent or damages in small claims court. Keep a record of missed payments, utilities, or any property damage incurred during her unauthorized stay.

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Don’t Make Any Verbal Agreements Going Forward

If the girlfriend offers to pay rent to stay temporarily, make sure you get everything in writing. Verbal agreements are a notorious source of confusion or could even establish tenancy rights unintentionally. Always use written agreements that set clear terms and specify end dates.

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Screen All Occupants In The Future

This situation is a reminder of the importance of thorough tenant screening and clear lease terms. In future leases, insert language stating that only listed occupants can reside in the unit, and always require written approval for any additional residents.

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Add A Guest Policy To The Lease

To prevent similar issues, add a guest clause to the lease agreement that sets limits on how long non-tenants are able to stay. A good rule of thumb is no more than 14 consecutive days without written permission. This gives you a practical legal foundation for addressing unauthorized occupants quickly.

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Require That All Adult Occupants Be On The Lease

In future rental agreements, make sure every adult who lives in the unit signs the lease. That way, all of them are legally responsible for rent and compliance. It also gives you a more straightforward course to pursue eviction if anyone violates the agreement.

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Communicate Clearly With Departing Tenants

When a tenant moves out, confirm an official move-out date in writing and thoroughly inspect the property as soon as possible. If you see that someone else is still living there, you must move fast; any delays can complicate your legal options and prolong the eviction process.

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Consider Mediation Before Going To Court

In some cases, mediation can settle disputes faster and cheaper than court can. A neutral third party can help negotiate a move-out date or payment plan. It’s worth looking into if you think she might cooperate with a less heavy-handed approach.

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Consult A Landlord-Tenant Attorney

If you’re still not sure about the laws or the best path forward, a consultation with a landlord-tenant attorney would be useful. They can help you understand local eviction procedures, file paperwork correctly, and avoid missteps that could delay resolution or lead to counterclaims.

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Budget For Vacancy And Legal Costs

It’s unfortunate but you might lose a month or two of rent while dealing with this issue. Plan and budget for potential legal fees and downtime. It would be worthwhile to start building a small reserve fund for future disputes or property emergencies.

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Update Your Tenant On What’s Going On

If your original tenant left voluntarily, let him know his girlfriend’s presence is unauthorized. Depending on your lease terms, he may still be financially liable for unpaid rent until the unit is legally vacated. Keeping him up to date may help resolve the issue a lot faster.

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Revise Your Leasing Process

Once the situation has been dealt with, review your leasing practices. Strengthen clauses, require all adults to sign, perform thorough move-out inspections, and verify that units are fully vacated before you return any deposits.

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Protect Your Rights, But Always Stay Professional

It’s understandable to get frustrated, but professionalism matters. Follow the law, communicate clearly and honestly, and make sure you document everything. Handling the situation calmly and legally is the best way to protect your property, and prevent you from making costly mistakes that could bring a lawsuit.

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