When to loop in your attorney.
A quick, friendly PSA for landlords: don’t wait until things blow up to loop in an attorney. In fact, the best time to ping one is before you think an eviction might be necessary. Here’s a simple gut-check I use with clients:
Reach out early if:
Rent is late and your grace period just passed (even if the tenant says money’s coming “Friday”).
Payment plans are being requested or already missed.
Lease breaches show up (unauthorized occupants, pets, chronic noise, smoking, short-term rentals).
Property/health & safety issues appear (tampering with utilities, illegal activity, damage beyond wear/tear).
Communication shuts down (won’t text back, won’t open the door, mailbox full).
You’re considering a notice (nonpayment, cure-or-quit, or termination of month-to-month).
Why so early? First and foremost - because a letter or e-mail from an attorney usually corrects the behavior. Attorney communication shows you’re serious and attorneys can sometimes play “good cop” and offer the tenant a way out of their mess without damage to their record.
But also because some simple communication can:
Confirm which notice is right (Missouri uses different paths for rent & possession vs unlawful detainer).
Set a clean paper trail (what to document, what not to put in texts).
Map a timeline so if filing becomes necessary, you’re ready—no scrambling, no do-overs.
What to start collecting now (even if we never file):
The lease + renewals/addenda
Ledger (charges, payments, credits, late fees)
Copies of notices (and how you served them)
Photos/video and any emails/texts
Vendor invoices or repair notes (if habitability might be alleged)
Common delays we can avoid:
Wrong notice type or defective service
Sloppy ledgers (missing late-fee terms or math errors)
Promises/agreements in text that undercut your case
Accepting partial payments in a way that resets timelines
Bottom line: reach out early, file only if needed. Most situations either resolve with a clean notice and clear expectations—or they line up for a smooth filing if/when that’s the smart move.
— Landlord Legal STL
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