MH

I rent a house to friends on a month to month lease, meaning either side can terminate it with 30 days notice. I kept the rent low and haven't raised it since they moved in (2 yrs ago), and I let them keep multiple pets there (against my policy, but they were friends who needed a place to live).

It's a nice modest house in a very high demand area. I could get another $200 a month easy.

Their dog has been urinating on the carpet. I was over there recently and they brought it up - they were pretty embarrased. Thats a big expense that I didnt expect. They are lazy about outdoor maintenence they are supposed to handle - grass is knee high, flower beds not weeded, no shrubs trimmed. Not too clean inside either, but thats what the cleaning deposit is for. I let them pay rent late a couple times, although I really dont understand why they have any monetary issues since they have good jobs.

Very shortly after I find out about the carpet, one tenant yells at me...multiple times, not a back and forth argument, just yelling. Without basis, seriously. So its clear the friendship is on the rocks.

I gave them notice to take care of the yard within X days. Is it totally dickish to raise the rent? Or should I go further and end the lease?