Later and Later
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Later and Later (by Triplexer [IL]) May 11, 2019 11:35 PM
       Later and Later (by Frank [NJ]) May 11, 2019 11:55 PM
       Later and Later (by Jim In O C [CA]) May 12, 2019 12:39 AM
       Later and Later (by BRAD 20,000 [IN]) May 12, 2019 1:03 AM
       Later and Later (by JB [OR]) May 12, 2019 2:09 AM
       Later and Later (by myob [GA]) May 12, 2019 2:34 AM
       Later and Later (by Still Learning [NH]) May 12, 2019 7:44 AM
       Later and Later (by plenty [MO]) May 12, 2019 8:13 AM
       Later and Later (by RB [MI]) May 12, 2019 9:18 AM
       Later and Later (by Oregonwoodsmoke [ID]) May 12, 2019 9:30 AM
       Later and Later (by Oregonwoodsmoke [ID]) May 12, 2019 9:32 AM
       Later and Later (by JKJ [MA]) May 12, 2019 9:39 AM
       Later and Later (by AllyM [NJ]) May 12, 2019 9:56 AM
       Later and Later (by Busy [WI]) May 12, 2019 10:13 AM
       Later and Later (by Doogie [KS]) May 12, 2019 10:30 AM
       Later and Later (by MC [PA]) May 12, 2019 10:34 AM
       Later and Later (by MC [PA]) May 12, 2019 10:34 AM
       Later and Later (by RathdrumGal [ID]) May 12, 2019 10:56 AM
       Later and Later (by Robert,OntarioCanada [ON]) May 12, 2019 3:09 PM
       Later and Later (by Vee [OH]) May 12, 2019 6:33 PM
       Later and Later (by Otis [IL]) May 13, 2019 12:41 AM
       Later and Later (by Triplexer [IL]) May 14, 2019 8:02 PM
       Later and Later (by Triplexer [IL]) May 14, 2019 8:31 PM
       Later and Later (by GKARL [PA]) May 14, 2019 11:21 PM

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Later and Later (by Triplexer [IL]) Posted on: May 11, 2019 11:35 PM
Message:

Tenant has rented about a year and three months, single lady, very quiet, reasonably clean, never causes any trouble.

Except for the rent payments. And of course, that's like the whole reason you rent apartments, right?

So far she's always made them, but they are getting later and later. And it seems clear to me once it gets past a certain point, she'll owe back rent, and that is never going to be paid.

We have a policy clearly spelled out in the lease. On the 5th day of non-payment (which in this case ended up being the 7th), a 5 Day Notice is always sent Certified Mail.

This lady has had the 5 Day Notice mailed to her about 12 of the 15 months she's rented, and typically ends up paying on the day of the expiration of the notice. Two months ago, she apparently finally tested the boundaries, not paying after it expired. So, the next step is a 3 Day Pay or Quit posted on her door, basically an eviction, saying pay rent or vacate the apartment She paid on the final day of the 3 day notice, then paid on time the next month.

This month, we now have something new. She suddenly texts several days before the 1st, saying she's applying for County financial aid. She lost her job, and started a new one, yadda yadda. There's a story like this why she's late every month. But the idea of financial aid was something that I thought was definitely worth looking at, though I have no great expectations dealing with government agencies.

They didn't disappoint, lol. First she said she went in but they required a 5 Day Notice to proceed. OK, I said, in Illinois we can issue a 5 Day Notice legally on the 1st, we'll get that for you. Then she says her lease got wet and ruined, and that was required to apply. We got her another copy of the lease, and hand delivered it to the Financial Aid office, in a plastic waterproof bag.

Then, she has to work and can't get back to the Financial Aid office for another 4 days. Okay, I get it, she's delaying. I wasn't born yesterday, lol.

I texted her and said, until we actually hear that financial aid is granted, we have to assume it isn't coming. So, here we are Monday at the expiration of the 5 Day Notice. She's been notified that tomorrow, she'll have a letter posted on her door saying pay in 3 days or move out. And no call from the County Financial Aid office, not a word, they will assure, nothing.

So my question is this. Given the fact that this tenant has paid over a year, and isn't much trouble otherwise, am I being inflexible in this case, or a sucker for waiting so long? I admit I don't look forward to having to clean out/renovate the apartment and find a new tenant, nor can I afford the time. Stick to the lease and drive out a long time tenant, or start making exceptions? Just wanting feedback, thanks.

--75.35.xxx.xxx




Later and Later (by Frank [NJ]) Posted on: May 11, 2019 11:55 PM
Message:

If you want to keep your dancing partner you continue o. Getting more and more aggravated. Or, you get a local lawyer, stop accepting the behavior and dump her. This is the best time of year to get a new tenant so you get to do the turnover now or perhaps as a late fall early winter project. --174.225.xxx.xxx




Later and Later (by Jim In O C [CA]) Posted on: May 12, 2019 12:39 AM
Message:

In my 45 of being a landlord this pattern of behavior only gets worse. Evict ! --193.68.xx.xxx




Later and Later (by BRAD 20,000 [IN]) Posted on: May 12, 2019 1:03 AM
Message:

Tri,

Make a correction to your thinking. You are ALLOWING her to pay late.

I USED TO do like you, trying to WORK WITH residents thinking I would have another vacancy if I was not flexible. Did this for 38 years and struggled every month to get the rents in. Stress om top of stress intil the end of tje month. Then it all starts again on the first.

It got so bad I finally implemented ZT - Zero Tolerance on lates. I was blown away! I had been WRONG for 38 years.

When I sent a 3 day text to another who was late THEY PAID! They just paid! No letters, no door knocking, no stress, no calls, no more lies.

We went from 26 late letters every month to now 1-2 3 day texts a month.

Itís obvious your res cannot handle monthly payments. Do them and yourself a favor and put her on PayDayRent, smaller weekly bites they can manage.

Rent divided by 4 plus $10 x 62 weeks. You will make a 13th month of rent each uear and she will be on time.

If not, evict. Plenty of people know how to pay on time.

BRAD --73.102.xxx.xxx




Later and Later (by JB [OR]) Posted on: May 12, 2019 2:09 AM
Message:

Ditch her.

BTW, what happened with the other drama tenants (mother and son that you recently rented to)? Did you get rid of them yet? --24.20.xxx.xxx




Later and Later (by myob [GA]) Posted on: May 12, 2019 2:34 AM
Message:

U are turning in the type of LL that we discuses here constantly. your not the LLLL'dd tthe tenant is running the show. just read your posts. WWhat jjibberish.

U have your answer posted by the experts here.. --103.27.xxx.x




Later and Later (by Still Learning [NH]) Posted on: May 12, 2019 7:44 AM
Message:

So in IL you are required to send a 5 day and then a 3 day? --24.61.xxx.xx




Later and Later (by plenty [MO]) Posted on: May 12, 2019 8:13 AM
Message:

I have your "later and later" sister! Lol... we are coping right now. My lady will be back on track. It's getting better not worst. In your case i see it getting worst and worst. Things got better for me when I just run my business. Send every notice and tally up every fee, late charge, notice posting charge, etc. Run your business. She certainly is runing hers! May the best situation be in the end. ( you have a roof over your head ) --99.203.xx.xxx




Later and Later (by RB [MI]) Posted on: May 12, 2019 9:18 AM
Message:

Blah, blah, blah, blah, blah, blah, blah.

Next. --184.53.x.xxx




Later and Later (by Oregonwoodsmoke [ID]) Posted on: May 12, 2019 9:30 AM
Message:

I don't enjoy stress, so I don't keep tenants who give me stress.

Are you getting a hefty late fee every month that makes you think all the aggravation is paid for? --98.146.xxx.xxx




Later and Later (by Oregonwoodsmoke [ID]) Posted on: May 12, 2019 9:32 AM
Message:

Also, are you sure she is reasonably clean? Tenants who owe you money don't want you coming around so they won't report needed repairs and if you are never there she might be doing damage or not be cleaning while she is not paying. --98.146.xxx.xxx




Later and Later (by JKJ [MA]) Posted on: May 12, 2019 9:39 AM
Message:

Iíd evict her, her excuses are giving me a headache. You already have been far more flexible than I would be. I have always had a zero tolerance policy regarding late rent. My lease clearly states rent is due in full by 5pm on the 1st, after 5pm itís considered late, late rent results in 14 day notice to be issued and there is a service charge to cover the cost of creating and sending the notice. I make a point of addressing this with tenants at signing, as well as my little spiel about my zero tolerance rent policy. --71.248.xxx.xxx




Later and Later (by AllyM [NJ]) Posted on: May 12, 2019 9:56 AM
Message:

I would give it a little more time to get the financial aid going since they accepted the lease copy that you hand delivered. She sounds like she is impaired somehow. I would ask her for her new employment phone number and call to make sure she is employed there. --173.61.xxx.xx




Later and Later (by Busy [WI]) Posted on: May 12, 2019 10:13 AM
Message:

These type of tenants are my bread and butter. BUT, figure out a plan that works for both of you. And be quick, concise on following through whenever they miss a step. And, get in the properties very frequently to fix the small stuff. Never waive late fees. And, be firm, but friendly, but mostly firm, with all of that Ď I lost this, need that.í Some people really are very disorganized at paperwork type things, and have no system for filing important paperwork, or keeping track of things. If you donít mind teaching some of those skills, these type tenants can stay long term, with otherwise little drama. These type of tenants need leadership, but they also need to know you care.

But, all of that depends on your level of patience, your level of teaching abilities. There is no right or wrong answer in this. There is only what works FOR YOU. My methods arenít very scalable; Iíll never be Ď one of the big boysí, with hundreds, or even dozens of units. I have four, my max will likely be six. I wonít get rich in financial terms, off of my rentals. But, the tax man says I make a profit, though I try to structure that so I donít and my bank account says I make a profit. My tenants are learning to invest time and effort into their neighborhoods, which my city greatly needs.

YMMV. --70.92.xxx.xxx




Later and Later (by Doogie [KS]) Posted on: May 12, 2019 10:30 AM
Message:

Enforce late fees! That has helped a lot. I then moved to Zero Tolerance. They pay. They know they owe, so there's no argument. They realize they will have to pay someone else late instead of you. --72.209.xxx.xxx




Later and Later (by MC [PA]) Posted on: May 12, 2019 10:34 AM
Message:

I move to evict. One excuse after the other. Not sure how your county works, but mine wouldn't come through for at 30 days(unless of course someone know the system-amazing how that works).She is stalling-if it meant that much to get he funding-she would find a way to get there in 4 days. --73.230.xxx.xx




Later and Later (by MC [PA]) Posted on: May 12, 2019 10:34 AM
Message:

I move to evict. One excuse after the other. Not sure how your county works, but mine wouldn't come through for at 30 days(unless of course someone know the system-amazing how that works).She is stalling-if it meant that much to get he funding-she would find a way to get there in 4 days. --73.230.xxx.xx




Later and Later (by RathdrumGal [ID]) Posted on: May 12, 2019 10:56 AM
Message:

In my area a tenant can go to the local churches for one-time rent assistance. They may have to go to several churches to get the full amount needed. This would be an option to tide your tenant over until her financial aid kicks in. I use this option as it involves work for the tenant, and letting the tenant slide while I wait for my money does not sit right with me. You tenant has probably already tapped her family dry.

I once had a tenant tell me "going to beg for charity was the hardest thing I ever had to do" -- but he had no problem expecting charity from ME in the form of unpaid rent. He self evicted (midnight move-out) the next month, but that was probably the best outcome. --98.146.xxx.xxx




Later and Later (by Robert,OntarioCanada [ON]) Posted on: May 12, 2019 3:09 PM
Message:

There are delays once the process gets started where one month becomes two months and so on. Get a hearing date so if the arrears continue then mitigate losses. In future consider running thorough credit checks on all adult applicants to minimize this situation. One out three is a problem tenant so avoid this completely. Join a landlords association where google to find one. --147.194.xxx.xx




Later and Later (by Vee [OH]) Posted on: May 12, 2019 6:33 PM
Message:

I did not do well in drama classes, send your tenant there to borrow the rent from someone who she can pay back when the class graduates. --76.188.xxx.xx




Later and Later (by Otis [IL]) Posted on: May 13, 2019 12:41 AM
Message:

Triplexer.......where are you at in Illinois? Illinois only requires a 5 day pay or quit notice. So the minute rent is past the due date you send the 5 day pay or quit.

What is with the 5 day notice and then the 3 day notice? Are you in Cook county where they have some jacked up rules? --45.18.xxx.xxx




Later and Later (by Triplexer [IL]) Posted on: May 14, 2019 8:02 PM
Message:

Yes, the 5-Day and 3-Day is an anomaly we have that is not necessary in Illinois but for now, we do it. Its all explained in the lease.

They get mailed a legally required 5-Day Notice and most slack tenants always pay on the day that expires.

The 3-Day is basically an eviction after that, a posted notice taped on their front door saying move out by midnight and giving them a couple days to do it.

The threat of an eviction notice posted publicly is something tenants understandably find embarassing and are therefore motivated to avoid. But that wouldn't work if it were already posted from the get-go. Does that make sense? Anyway, it usually works.

In this case, the tenant suddenly texted that she IS moving out by the deadline. I can only assume she was told today her financial assistance was denied.

I am afraid to make any time exceptions or pay arrangements here because the alternative- her refusing to leave and a long winded court battle where she squats and doesn't pay- is something I can't afford to risk. Especially considering her pay history.

So, I wrote back and said we'll be happy to let you stay if you can pay by the deadline, otherwise, goodbye.

Lots of work ahead, but hopefully the easier road!

--75.35.xxx.xxx




Later and Later (by Triplexer [IL]) Posted on: May 14, 2019 8:31 PM
Message:

>>>In my area a tenant can go to the local churches for one-time rent assistance. They may have to go to several churches to get the full amount needed.>>>

This might possibly work- but frankly I'm afraid now that she's decided to go, giving her ideas might lead to her changing her mind, deciding to stay and 'fight' for her apartment.

Especially if she goes to some church, they hear her one-sided tale and convince her she deserves more time occupying the premises for free- until she comes up with the money, whenever that is, etc.

I sure can't afford months of court battling to evict someone that's for sure.

--75.35.xxx.xxx




Later and Later (by GKARL [PA]) Posted on: May 14, 2019 11:21 PM
Message:

I agree with others. We often get what we allow. This tenant will play this same game with another LL after her rope runs out with you. I'd get her out and start marketing to replace her. --209.122.xx.xxx



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