Calculate loss, return and pain
If you have a tenant who is living rent free, causing untold stress or you are facing potential legal costs you need to be realistic and consider damage limitation. If your chances of recovering your losses are minimal [for you may not have a guarantor] then consider damage limitation.
Consider foregoing legal action and the costs you will be seeking provided the tenant vacates by a deadline [no more than 14 days]. Irrespective of what the tenant says you still issue notices. But if they do leave then at least you have stopped your losses increasing further.
The first opening offer should always be leave now and you will give them a two month
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