Just had new tenants move in May 1st. Collected May rent and SD in person. Tenant said they mailed rent on June 1st but I haven't received it yet (if it was actually mailed). Tenant swears they mailed it but has no money order receipt (proof). This one is a first for me after 18 years in the business. Has anyone ever had this legitimately happen to them (rent was really lost in the mail) or is it just another lying sob story to try and avoid paying rent? Thoughts?

I'd give benefit of doubt but as others say they should still have the cash so in this case tell them you need certified check from bank and then they can cancel other check with their bank. I would add late fees and if you want to be really nice then tell them if they make 6 consecutive on-time payments then you'll refund the late fees. :)

My tenants are responsible to get their money to my bank account, and rent counts as paid when the bank gets it.

However, over the years when renters mailed rent to me I have had tenants actually mail rent that I didn't get. If this was a trustworthy tenant, I was rather flexible with them and we worked things out..

Once I got the mail with a payment a couple of months after it was sent. It had been addressed correctly to me, but somehow got sent all over the country before it ever got to me.

Another time a person who worked in a branch post office was stealing mail that was being processed. He got fired. I remember I eventually got the stolen check covered, but I have forgotten who paid it.

There were a couple of others like that.

Then there was the time that an envelope was delivered to my house through a slot/door arrangement. Somehow it had gone through the chute and ended up under a radiator near the slot. Fortunately when the tenant said she had mailed it, I believed her and searched around carefully and found it.

Some time ago there also were times when I had less reliable renters who lied and eventually I evicted.

It happened once. The guy had gone to the post office; he bought a MO; he put it in an envelope; he walked ten feet over to the slot and dropped it in; and it vanished. Or at least, that was his story. He had the MO receipt, so I printed out a set of instructions on how to track/reclaim a lost USPS MO, and had him give me the rent again while his claim went through the system. I never did hear how it turned out... I ended up evicting him a year or two later for other issues related to nonpayment.

I have had it happen back in the dark ages when I still accepted checks (pre 2008). They had it set up through the bank for auto pay to arrive on the 1st. They sent me a copy of the banks notice that the check had been sent. Since it was already 8 days after the bank had mailed it she stopped payment and resent a check. It was lost forever since neither she or I ever received it.

It also happened with other tenants using bill pay and only one ever arrived...20 days later. Turns out the address was correct but the PO delivered to the wrong address and the first recipient forwarded it to me.

Another reason to use electronic payments. Faster and no "check is in the mail" nonsense.

Depending on your state laws

due on or before the 1st, late on the 2nd, late fee on the 5th...

MO receipt does not prove mailing of course

I have also legitimately had it happen. Tenant immediately wrote another check. The first check eventually arrived 3 weeks later. Tenant just had me use the first check for the next month's rent.

Jeff, I think your thought process is right on. I don't believe the story...just way too convenient. They're just buying time now. I also think your probably right on with your 95% figure. I think there is likely a 5 percent or less chance that they sent you a money order and failed to keep the receipt.

Send the 3 day POQ soon! NO proof of payment.

With many rentals over a 40 year period, it's happened to me. With some tenants more than once.

But since I make a copy of every rental payment, I look at the tenants last rent check ask ask them the following questions:

1) What was your check number and date on the check.

2) When did you mail the check

3) Where did you mail the check, location of mailbox.

Then I ask the tenant to deliver to my mailbox or leave a check on their kitchen counter and I will pick it up in in a day or two.

What's the ol saying? "if I had a penny for every time i heard this". Same story - rent not in my hand is not received-- dispo filed by 5th day. you've already been dragged into the PLOY.

Heres how money orders can be stolen. Just one example and there are many. Money order has 2 parts- the front and carbon part. Tenant slips cardboard between the 2 and writes their name on the pay to order line. Takes that off and cashs it. now you have the carbon below-- tenant puts plain paper on top of carbon and places your name or company name there. WOW I have a receipt showing I wrote it to you-- SEE here it is???????

Jeff, you already know the answer.

Ultimately you havent been paid, its almost the middle of the month. Start the eviction.

If a cheque really was lost in the mail, then the funds are still in the tenants account and they can pay you immediately.

Dont get sucked into tenant drama. Your bank doesnt care if the tenants cheque is "lost".

If the cheque actually does arrive in the mail, you will either return it or use it for julys rent.

As others have said, 95% chance tenant is lying.

But it really doesn't matter if they are telling the truth, does it? It is the tenant's DUTY to ensure the rent is delivered to you on time. If they CHOOSE to use the USPS as their middle man to get you the rent, then their beef is with the USPS, not you. They should have been calling dear old Aunt Tilly asking to loan them some money to tide them over until the mysterious missing money order either showed up or was canceled and refunded. But no, they dumped this in your lap and blamed the post office. Typical deadbeat behavior! Don't be the sucker who falls for it.

Start the process for eviction today. You've already given then 12 free days of rent. That's more than plenty of time for them to have taken action to resolve this issue.

Hey Jeff NC - I've had it happen twice. The first time the tenants received the mail back about a month and a half later (returned to them). I don't recall why/what happened but when they handed me the money order it was dated timely. The only problem was that it wasn't a full amount (which they didn't tell me until then). That was about 5 years ago?

This past year I moved someone in and collected the first and security. I believe the third month (as the second month they came in the office and handed the payment to us) they asked if they could mail it instead. Of course they can. The problem? We didn't receive it (even though they even texted me and said "just dropped it off to the PO" a few days before it was due). They are younger and I waited a few more days. Then I called them and said "still nothing - late fee is now owed and we need payment ASAP or we are beginning eviction". He called and said "I will come to your office right now and pay it but I did make this payment". I told him when he handed me the rent that if it comes in and is dated on the envelope appropriately AS WELL AS the Money Order numbers match - then I will waive the late fee.

Guess what? It came in the very next day - however, it's because they totally did not address it correctly. Sad, really to think that someone that went through school and graduated has no idea how to mail a letter to someone. I think the PO people had no idea where it was suppose to go as the envelope return address was ours and the "to" was his then there was a bunch of arrows (not sure if the tenant did those or the PO).

Now he has us on as a "bill pay" and we receive his checks directly from the bank.

So yes, it can happen but there is typically a reason for it (stamp falls off or wasn't put on, gets shredded somehow or just gets stuck to another letter, etc).

They may be telling the truth.

But its not your repsonsibility to try and determine if they are.

They signed a contract with you. You are expected to uphold your responsibilities and so should they.

Coulda, woulda, shoulda, he said she said......its not your problem.

Jeff, I used to collect rent in person. Cash and checks.

Several years ago I began furnishing deposit slips with tenant name written on them for tenant to take to bank with their money to pay rent.

I have since been exclusively using ACH. Also, I avoid those who are not easily garnishible.

Jeff, Jeff, Jeff...

Give all your residents a letter today AND edit your lease:

Mail or other delivery services are not accepted for rent payments.

Your judge can delay an eviction if the res testifies it was mailed. Mine did so I wrote the new rule.

Sorry, 12 days late is unacceptable. He needs to borrow some money to cover this "lost mail" to avoid sheriff eviction.

We've had TONS of "Lost in the mail" excuses and almost every one was a flat out lie.

Then put everyone on autodraft. (TAKE the rent, not wait and hope they pay)

And scroll up to read MikeSWMO's post about HIS lost mail.

CHECKING ACCOUNT

CHECKING ACCOUNT

CHECKING ACCOUNT

money orders are the milieu of schemers and losers

people without checking accounts are shady. i DO NOT care that they only write me a check...i simply demand a check drawn on their account. if the tenant in question had sent you a common check they could put a stop on it and issue a new one with no delay. if they have overdraft they can pay that small fee instead of your