What, if any recourse do I have?

[burntoutlandlord]

My husband and I own a duplex in which we live downstairs and rent out the upstairs. We are in New Hampshire. Our tenants of 3 months have gotten into the habit of complaining about various repairs that need to be made on an almost-daily basis. We have promptly repaired anything major and scheduled minor repairs for the future. However, when they complain, they either a) show up at our door yelling and swearing (in front of our kids, no less), b) yell on the phone and hang up on us or c) email complaints laced with insults, personal attacks and threats to call Housing (They are on Section 8). Furthermore, if I ask them to do anything(ie turn off the porchlight, take out their trash) I am told how rude and insensitive I am. I have documented everything and our Housing person is aware of the situation. I told them (the tenants)that this has got to stop and try to have as little communication with them as possible, but I have to maintain the landlord/tenant relationship. I would love to evict them (even the Housing person said I had grounds to) but we can't afford even a month's vacancy. Any suggestions? Does this constitute harassment? We are worn out.

Install a peephole in the door. Don't answer the door in front of your children if it is them. Then only repeat the policy I will give you.

If they call, screen their calls and let the machine pick it up. Don't answer or return their calls quickly unless there is an emergency. When you do call them back ask for the repair order.

Change your e-mail address or service provider and terminate the one they know. Or block their e-mails from delivery.

Send them a written notice (and a copy to their caseworker) stating that your repair policy is as follows: All repair requests must be submitted in writing. Unless it is an emergency, no repair work will be done without one. This is to ensure that you understand what the problem is that needs attention and correct the problem in a timely manner. Further, repairs will be prioritized. The problem will be inspected and categorized. Emergency repairs will be done within 24-48 hours, needed and necessary repairs will be done within 30 days, cosmetic or unnecessary repairs will be denied. Send them back notice that their request is in XXXX category and repairs will be effected on XX/XX or not at all. Once the repair is completed, have the tenant sign off on the repair request that the work was completed. Then file it away in their file. This accomplishes several things - it tracks their unreasonable requests, it slows down those rerquests because most tenants are too lazy to fill out the form unless it really needs fixed, it slows down the numbers of requests because they get tired of completing the form and waiting for repairs that you deem unneeded. The only problems considered as emergency repairs are only fire, flood, structural issues that compromise the integrity of the building, and electric hazards that jeopardize lives. Give them a complete form that lists the tenants' names, address, the date, the problem in detail, how the problem occurred (if the problem is their fault, you send them the repair bill), what they want done about the problem, how long the problem has been ongoing, and a signature line. Below that you put the categories so you can list which it is upon inspection and a few blank lines to explain why it is in that category. At the bottom, you put an estimated repair date, the date it was actually repaired, a few lines to explain what was done and who repaired it, and a line for the tenants to sign under a sentence that the repair has been satisfactorily completed.