--70.158.xxx.xx

you have to look at whole package. --99.103.xxx.xxx

Do you charge a late fee? Agree w/myob about finding out her situation (yes, I know it doesn't technically matter - rent due on the first is due on the first) but your goal is to keep your places occupied. You really want to know if this is job related or if she just got sloppy/lazy. Once you know the situation, I'd work her backwards to full payment on the due date - one example would be for September make her pay 1/2 on the first and 1/4 the next week and then 1/4 the next. October 1/2 the first and 1/2 the next week. --72.70.xxx.xxx

Yep, have a discussion with her and establish a plan with dates to get her back on track. If you don't, likely it will get worse. Be prepared to start eviction if she doesn't hold up her end of the agreed plan. --64.130.xx.xxx

At anytime before the covid19 fell to everyone did you agree to random partial payments? Turn a notebook paper sideways and record what was paid month by month so you can show the unpaid balance, you want to show to tenant and have a copy for when you file eviction following your local/state laws. TX does not allow garnishing wages for unpaid balance, no reward for sitting on your hands. --76.188.xxx.xxx

I am fine with getting paid whenever, nothing magic about the first, but I need to be paid BEFORE rent is due not after. So I tell people who want to pay in payments that they have to get them all in before their due date, which means they have to ahead of the payments. Sometimes it takes them a month or two to make that happen but in the meantime they are steadily paying. --50.82.xxx.xxx

Sam. a simple conversation with tenant. if she is paying late but still paying I would say what is the point with evicting. who you going to find to replace right now. I was proactive for April & May rents and adjusted to 50 % knowing that most had lost their jobs. back to full rents for June on since by then unemployment had kicked in with the fed 600 per week. I now have tenants who will for ever appreciate what I did to help and continue to stay and when they move refer their friends to me. That has always been my approach. The only time I have had vacancies is when I took a house out for rehab. Worked so far the last 25 years. --107.85.xxx.xx

Problem is - If she gets a month behind she may not be able to ever catch up. --184.20.xxx.xx

I agree with others in regards to talking to the tenant so that you get a real picture as to what is going on instead of you both playing guessing games. I would also explain to her that it would be beneficial for both of you if she would call you ahead of time and communicate with you if there are any problems so that you can both work them out. --73.120.xx.xxx