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.

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.

It’s 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.

Ditch her.

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.

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

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

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 ‘ I lost this, need that.’ 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 don’t 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 aren’t very scalable; I’ll never be ‘ one of the big boys’, with hundreds, or even dozens of units. I have four, my max will likely be six. I won’t 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 don’t 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.

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.

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.

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!

>>>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.