Retrain tenant
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Retrain tenant (by MikeA [TX]) Apr 16, 2019 6:44 PM
       Retrain tenant (by plenty [MO]) Apr 16, 2019 8:25 PM
       Retrain tenant (by Dee [AZ]) Apr 16, 2019 10:41 PM
       Retrain tenant (by David [MI]) Apr 17, 2019 6:38 AM
       Retrain tenant (by BRAD 20,000 [IN]) Apr 17, 2019 7:04 AM
       Retrain tenant (by Salernitana [CA]) Apr 17, 2019 8:56 AM
       Retrain tenant (by DJ [VA]) Apr 17, 2019 9:01 AM
       Retrain tenant (by Pmh [TX]) Apr 17, 2019 2:36 PM
       Retrain tenant (by Vee [OH]) Apr 19, 2019 2:21 PM

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Retrain tenant (by MikeA [TX]) Posted on: Apr 16, 2019 6:44 PM

Had a tenant push the boundaries on me.

Delivered a 3 day pay or quit notice on Friday evening to clueless husband, rent was due on the 10th. Last night I texted the wife and told her that I was headed to file this morning. Different than usual, I also told her that once I file I can not accept rent payment and they will be forced to move. That lit a fire under them, I had rent and late fees first thing this morning. I guess I just assumed that tenants understood that there's a no return point for me once it's filed, but laying it out in no uncertain terms seemed to get their attention. I don't want to get in the habit of babysitting rent payments so I told her it better be on time next month without a follow-up from me because I don't chase rent like other landlords, I will simply cut them loose if they are late again. I'm hoping they just needed a little re-training on how I do business, guess I'll find out next month.

I know this won't work in all situations but this is one of my lower level class C rentals and particularly the wife knows she won't find another unit as nice as the one they are in. Pretty sure she was desperate and borrowed some money from someone but it doesn't affect me one bit.

I rarely have to post a cure/quit notice so you all probably already knew this, but I learned the importance of letting tenants know my point of no-return.

How do you all handle this? My JP Court has a specific Cure/Quit notice they want posted and it's not written in the simplest language. I'm thinking of adding a letter that goes with the cure or quit notice that explains my policy for cutting them loose after 3 days and rehashing the on-time rent payment expectations. Or maybe just texting them is the better way? Interested in hearing other perspectives.

Retrain tenant (by plenty [MO]) Posted on: Apr 16, 2019 8:25 PM

Can you do this for me? Sounds like you handled it well! Good job. You just want to be paid... pretty simple!

Retrain tenant (by Dee [AZ]) Posted on: Apr 16, 2019 10:41 PM

Make sure your notice periods include weekends and or holidays, my state doesn't. I would be careful with how to address them as threatening tenants is not acceptable code of contuct by authorities. I would use a more professional approach and be consistent.

Retrain tenant (by David [MI]) Posted on: Apr 17, 2019 6:38 AM

After I send the Non-Payment of Rent notice, but before I have my attorney file eviction in court, I text the tenant that I will be making a PUBLIC court filing for eviction due to non-payment of rent.

That makes it very clear to them that even if dismissed , the eviction stays on their record for any future LL (or anyone) to see. Gets their attention really quick. --144.250.xx.xx

Retrain tenant (by BRAD 20,000 [IN]) Posted on: Apr 17, 2019 7:04 AM


Retrain is right! So many LLs let folks slide they don’t understand actually paying RENT on time. (They DO know to pay cellphone, etc on time but LLs are different)

I believe the real issue is retraining the LL.

Our system is simple. My lease is clear and this clause is read to them, they initial it: ‘Management does not accept late or partial payments. Unpaid rent will immediately trigger sheriff eviction’

We send our 3 Day text and they pay. Done.

Very few if any are filed now, down from an average of 4 per month.

And our stress level is down to ZERO!


Retrain tenant (by Salernitana [CA]) Posted on: Apr 17, 2019 8:56 AM

MikeA, thank you for your post, and I am so glad that your tenants paid their rent and even their late fees. I hope that indeed they are now trained and will pay rent on time, being inline with Brad's Zero Tolerance. If not, you just need to head to their place to serve the Pay-or-Quit notice. You don't even need to let them know. The downside about that is that at least for California is that no late fees can be added. As Dee noted, you could just send a dry message if there is a next time to let the tenants know that you will serve them a notice. It seems like they jump and pay everything, including fees.

It sounded like this was the first time that they paid late? For how long have they been tenants in your place and what kind of lease do you have with them? Unfortunately, even though they deliberately signed a lease, some tenants possess an illogical mindset that they don't have to pay monthly rent on time even though your nice place could be below market rent. It's amazing and baffling, but there it is. Best of luck and please share what happens if they pull the same stunt in the future. --73.93.xx.xx

Retrain tenant (by DJ [VA]) Posted on: Apr 17, 2019 9:01 AM

Dee: That was not a threat, it was a clear, professional statement of fact. Well done, MikeA! See what happens May 10th

Retrain tenant (by Pmh [TX]) Posted on: Apr 17, 2019 2:36 PM

why add a letter with the cure or quit ? by the time you have got to that point it is time to cut bait. I ensure everyone knows if I ever have to post then I do not stop the process.

Retrain tenant (by Vee [OH]) Posted on: Apr 19, 2019 2:21 PM

If you can't train them, trade them....

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