Is texting considered legal instead of email or paper to a tenant? --75.167.xxx.xxx

even if it was, texting is still unreliable and i would not rely on it for pay or quit notices and 30 day notices. I always send mine with a Certificate of Mailing, $1.45. --144.250.xx.xx

BRAD --73.102.xxx.xxx

tenants can easily change their phone number. The address of the rental always stays the same! --144.250.xx.xx

I use paper notices for the very few times I have to post P or Q, or Notice to Vacate. Poor Q I just tape to the side or back door. A Notice to Vacate get taped to door AND certified mail. Haven’t had to do that but once so far. --70.92.xxx.xxx

--24.180.xxx.xxx

So, I ask my tenants to give a quick reply when I text that I am coming over for maintenance. And I give a response whenever they text me. --70.92.xxx.xxx

This texting and email is OK for some teen dating but never for "LL business". They don't call it a paper trail for nothing???? --99.103.xxx.xxx

I have had text failures, USPS failures, phone call failures, so I like to cover the bases. If it’s important, then send the message several ways, if needed. And be sure to train tenants to give a response by giving responses yourself. --70.92.xxx.xxx

Busy, for a LL sending a notice TO the tenant (non-payment of rent etc), having getting a certificate from the PO that you have MAILED the notice almost always will suffice, whether or not the tenant CLAIMS to have received. No such thing for text or phone. --144.250.xx.xx

Busy not saying your wrong in your thinking by ay means-- all have to do what's good for them. My take is find something and stick with it. --99.103.xxx.xxx

I can sleep well at night with wild gyrations in the stock market, because in time your money almost inevitably comes back. But I prefer full replacement coverage on my houses. They don't regrow by themselves. In fact, they deteriorate further if not fixed. I've tried high deductibles on my properties. They make me a bit nervous, because I don't like writing big checks on something I've paid insurance to cover. A $1,000 deductible is my sweet spot. I don't feel cheated writing a no-big-deal $1K check. Others' sweet sleeping spot will be different. To each his own. --99.122.xx.xxx

--68.10.xxx.x

But for PROOF IN COURT, I MUST issues the correct notice filled our correctly. 3-day notice to pay or quit. Notice or Violation of the lease. These are required to proceed in court. --47.156.xx.xx

Just heard on the radio today NH courts have been testing using text and I think it said the rates of people showing up for court are up about 40%. --107.77.xx.xxx

Our Judges in my county do not allow submitting your phone as evidence. What I do is I take pictures of all the texts and then print them out and put them in my binder for the tenant and judge to see. My printed text messages have helped me a great deal, especially to disprove the tenants legal answers to my evictions, lying and saying the house is uninhabitable, and the judge looks and says Mr. Tenant, in all of these 160+ texts you made no mention of any of these alleged problems? Case closed. --76.105.x.xxx

Here it is allowed but you must leave the devices until the appeal period has expired, normally about 6 weeks - the quick answer is no - use the paper trail. --76.188.xxx.xx

Regarding eviction proceedings in VA, my local court won’t even allow me to FILE an unlawful detainer unless I provide them with a copy of the Pay or Quit, along with proof of service (a certificate of mailing). --73.177.xxx.xx