Hi all I am in WA and appreciate advice on the situation we are in. Currently our tenants (start Feb 2016) are owing 7 weeks in rent and 2 water usage charges. We have kept on the PM toes in pursuing these with emails and calls, we have responded quickly on all maintenance issues throughout (old house) to give the tenants a good livable house. PM was on since 2014 (previous tenants were ok) The first time it happened we were missing 3 weeks (PM transfer monthly), PM had each time email saying that she has met with the tenant and they promised to catch up. Next month comes, they paid but it was for the current month. I questioned PM and they said the husband and wife has recently divorced etc. It's the new month June and this statement we only got 1 week rent. That means they had missed a total 7 weeks and the water bills that we wanted to recoup. The lease ends on 31 July. They have requested a 3 months renewal in early May (start of issue) which I haven't agreed to. My wife and I note that the only losing party now is us as the PM charges us for her inspection / maintenance visits and management fee accordingly. I now have instructed PM to confirm full payment date and look for supporting docs to claim my RentCover. Can anyone please advise on how we should have done to resolve the issue (e.g. warning letter, eviction notice, blacklist tenants on a database) ? If we change PM, I do not think that the new agency would be responsible and the current PM would care less since we are terminating. Sorry for the long post but I really appreciate your advice on this. Thank you.