Tenant is not responding, 10 days late...what next?

[clemie11]

I have a commercial photo studio in Los Angeles, in which I rent out monthly to other photographers. I have a lease with a tenant that is now month to month. He has paid late every month since September, and accumulated quite a bit in late fees. This month he has not paid his rent at all, nor has he responded to any text, phone call nor email concerning is tardiness. I learned from a second party that he has started renting elsewhere, with no notice to me. He has the key and our security key card.

Our lease requests a 30 day notice to leave, $10 a day late fee, a $150 lock replacement fee if a key is lost a $75 security card fee. I have his $450 deposit.

Before this month he had a $120 outstanding late fee balance..
What do I do now? how long do I wait before this escalates? I've never had this occur after years of renting out my space...

 

[army judge]

You can forget it, or you'll have to sue him in small claims.
However, winning in sma claims won't get you your money.

If you prevail, you'll receive a judgment in which you'll have to collect.

For small amounts, it is often more hassle than it is worth.
Why?
Because a deadbeat doesn't care if you hold a judgment against him when he still has your money.

Some people sue because it is cathartic.

Otherwise, it is an exercise in frustration and futility.

 

[clemie11]

Thank you for your reply. Yes, Ive heard stories of the nightmares of trying to collect in small claims. Alright, I may just move on....