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[quote=Anonymous][quote=Anonymous]Here is what you do, all in writing (I am a small LL with multiple units in the DC area):

1) you have the right to enter to winterize/maintain. Tell her the day and time with several days' notice and reassure her that you aren't there to investigate the sublet issue. Show her the clause in your lease that gives you this right to enter. If you forgot to put this in the lease, show her the statute that allows this (and learn your lesson - use a better lease next time).

2)[b] tell her that she is not entitled to sublet. However she is entitled to find another roommate (advertise on Craigslist or find a friend etc) provided: a) you vet the new person against your usual criteria, credit, criminal, etc and b) the new person signs the lease (those are the two differences between a new tenant versus a sublet). Note that if you refuse her this, a court will never take your side. You can't force her to carry the lease on her own or move out. She is entitled to bring in a new roommate provided the new person meets your *reasonable and legal* criteria. [/b]

3) if she cannot find a new roommate, do NOT offer to assist her to find one. You open yourself to liability (what if the person you find turns out to be violent?). She must either continue to pay all the rent herself while she continues her search for a roomate, or else move out.

4) If she chooses to move out, just let her go. Do not try to penalize her for breaking the lease. This is something that amateurs try but pros know better. Just let her go. Withold damage deposit only if there is damage, and only a reasonable amount, with documents to back it up. And if you did not take photos/video on move-in, don't even bother.

5) Do not respond to her discrimination rhetoric, but keep copies of everything. She is scared. When she sees you are going to handle this reasonably and let her take a new roommate, she will hopefully relax. If you have been a homeowner for a long time (like most of us LLs) it is hard to remember the anxiety of renting.

6) Situational anxiety notwithstanding, this tenant seems to have a difficult personality. Ask yourself honestly, were there any warning signs during the screening process? Any lesson you can learn to avoid a difficult personality in future? Don't beat yourself up, but learn.

Hope this helps. Steep learning curve but congrats on taking the plunge!

I am thinking about starting a blog on this stuff...

[/quote]

Not the OP but have a quick question...

Does a new lease with a new lease period get signed or is it like an addendum to the current lease?[/quote]

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