You drove by your rental property to check the gutters, and you noticed a strange car that is always in the driveway. Or maybe another tenant mentioned that your renter’s “friend” has been living there for a month.

Discovering an unauthorized occupant can feel like a breach of trust, but getting angry won’t solve the problem. Here is how to handle it professionally.

1. Check Your Lease Agreement

Before saying anything, look at your lease.

• Most standard leases have a Guest Policy specifying how many consecutive days a guest can stay (often 7 to 14 days) before they are considered a tenant.
• Verify the names of the people actually listed on the lease.

2. Gather Basic Evidence

Don’t jump to conclusions. A visiting sibling or a new boyfriend might just be visiting frequently. Keep a simple log:

• Note the dates you saw the extra vehicle or person.
• If you have security cameras (in common areas only) or neighbor reports, note those.

3. Open a Calm Conversation

Contact your tenant with a friendly but firm tone. Do not accuse them immediately. Instead, state what you have observed.

“Hi [Tenant], I’ve noticed a new car parked regularly and another person staying at the property. Our lease requires all adult occupants to be screened and on the lease. Can you let me know what the situation is?“

4. Provide the Solution

If the tenant admits the person has moved in, give them two options:

1. Apply to be added to the lease: The new person must fill out an application, pass the background/credit check, and be officially added. You may also need to increase the rent slightly for the extra wear and tear, if your lease allows.
2. The person leaves: If they do not want to apply or cannot pass the screening, they must leave immediately to cure the lease violation.

5. Follow Up with a Notice to Cure

If the tenant ignores you or refuses to cooperate, you must send a formal “Notice to Cure or Quit” (or your state’s equivalent). This legally notifies the tenant that they are violating the lease and have a specific number of days to fix it (usually 3 to 7 days) before eviction proceedings begin.

Bottom Line

Address unauthorized occupants early. Ignoring the problem creates a liability for you—if an unscreened person causes damage or refuses to leave, you have a much bigger mess on your hands. Keep it strictly business, stick to the lease, and give them a clear path to fix the issue.