I'm going to try to make this as clear and concise as possible:

My family inherited some property after my great grandfather died. We almost lost the property to the bank and had to get a loan to recover it. The mortgage is decent, but by no means is it inexpensive. The property is close to Downtown Los Angeles and is a triplex. It is governed by the Rent Stabalization Ordinance (RSO), which is similar to rent control but varies in many different areas.

Under RSO, rent can only be increased every year by 3 to 4 percent. I live in one unit and the other units are occupied by tenants. The tenants moved in when my great grandfather still lived in the unit I am in, which was around 3 years ago. One unit pays under $800, and the other under $900. I personally pay more than them so that I can help my family cover the mortgage, and I sometimes foot the bill for repairs. The tenants do not pay enough to even come close to covering the mortgage, let alone the $20,000 in repairs that we have done since we took over the property a little over 18 months ago. In both units, tenants are not seniors, nor are they disabled, and have multiple adults working and bringing in income. One unit has been okay with the 4% in rent increases, and the other has been more than difficult, to the point, they reported us to RSO for repairs that were not completed. However, the tenant never informed us that the repairs needed to be done and lied so that we would get fined. The tenant later admitted to it, and apologized, but has still been a headache.

Tenant brought bed bugs into their unit, and refused to pay for the exterminator cost. We told the tenant that they had to pay for the costs or they would be evicted. Tenant called the Health Organization department of the RSO and essentially made us pay for that as well. To cover ourselves we put a pest clause in the new lease, and removed assigned parking due to the headache tenant (HT) getting into a dispute with the other tenants over parking. Which brings us to the situation at hand.

With the new clauses for pests and parking, the HT refuses to sign the new lease. Under RSO, if a tenant refuses to sign the lease it automatically is changed to a month to month lease, which is unsigned. I have been looking at the rules and regulations for the RSO for month to month lease termination/eviction but they are pretty vague about this issue. If anyone could offer any guidance on this situation my family and I would be extremely grateful as we are at our wits' end.

TLDR; Difficult tenant refuses to sign new lease. Under RSO in Los Angeles, lease becomes month to month; looking for guidance on unsigned MTM lease termination or eviction.

Thank you in advance!