slow pay tenants (by Roy [AL]) Jun 7, 2021 8:07 AM|
slow pay tenants (by T [IN]) Jun 7, 2021 8:18 AM
slow pay tenants (by WMH [NC]) Jun 7, 2021 8:23 AM
slow pay tenants (by Roy [AL]) Jun 7, 2021 8:28 AM
slow pay tenants (by WMH [NC]) Jun 7, 2021 8:33 AM
slow pay tenants (by Jason [VA]) Jun 7, 2021 8:34 AM
slow pay tenants (by plenty [MO]) Jun 7, 2021 8:41 AM
slow pay tenants (by Bonanza [NC]) Jun 7, 2021 8:42 AM
slow pay tenants (by Roy [AL]) Jun 7, 2021 8:44 AM
slow pay tenants (by Roy [AL]) Jun 7, 2021 9:01 AM
slow pay tenants (by wmh [NC]) Jun 7, 2021 9:36 AM
slow pay tenants (by Oregon Woodsmoke [ID]) Jun 7, 2021 9:39 AM
slow pay tenants (by Oregon Woodsmoke [ID]) Jun 7, 2021 9:41 AM
slow pay tenants (by S i d [MO]) Jun 7, 2021 9:41 AM
slow pay tenants (by PG [SC]) Jun 7, 2021 10:00 AM
slow pay tenants (by Roy [AL]) Jun 7, 2021 10:18 AM
slow pay tenants (by WMH [NC]) Jun 7, 2021 10:19 AM
slow pay tenants (by Sisco [MO]) Jun 7, 2021 10:37 AM
slow pay tenants (by Roy [AL]) Jun 7, 2021 11:04 AM
slow pay tenants (by Vee [OH]) Jun 7, 2021 11:48 AM
slow pay tenants (by 6x6 [TN]) Jun 7, 2021 11:54 AM
slow pay tenants (by Dave [MO]) Jun 7, 2021 12:02 PM
slow pay tenants (by Ken [NY]) Jun 7, 2021 12:34 PM
slow pay tenants (by S i d [MO]) Jun 7, 2021 1:11 PM
slow pay tenants (by Ray-N-Pa [PA]) Jun 7, 2021 1:21 PM
slow pay tenants (by Roy [AL]) Jun 7, 2021 2:12 PM
slow pay tenants (by WMH [NC]) Jun 7, 2021 2:25 PM
slow pay tenants (by Robert J [CA]) Jun 7, 2021 3:13 PM
slow pay tenants (by Landlord ofthe Flies [TX]) Jun 7, 2021 4:05 PM
slow pay tenants (by bet [MA]) Jun 8, 2021 3:18 PM
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slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 8:07 AM
Each month, I have 2 tenants that I have to consistently post a 7-day P/Q notice on their door which motivates them to pay the rent with late fees. If I did not post the P/Q notice, there is no guarantee I would get paid at all nor could I even file eviction papers. (A posted 7-day P/Q notice is required here prior to filing any eviction papers).
One of the problem tenants got posted yesterday. She will probably pay June rent with $50.00 late fee at the end of 7-day notice which is next Saturday. This 'routine' goes on every month.
Would you tolerate this?
slow pay tenants (by T [IN]) Posted on: Jun 7, 2021 8:18 AM
I got one that is the same. I just know I have to post it and then I get paid. I do agree... it gets old. They when rent is due and how much. --174.209.x.xxx
slow pay tenants (by WMH [NC]) Posted on: Jun 7, 2021 8:23 AM
Roy, a couple of things: I know you have been doing this a long time, but have you actually checked the wording of the law? And not just the statutes.
In NC we are supposed to request rent and then give 10 days to pay before filing eviction. The county clerk, who is NOT supposed to give legal advice, insisted that first you must wait five days grace period, then 10 days notice period, then file, etc. It was years before I learned you can put a waiver of notice IN THE LEASE. I still can't file for eviction until day ten, but I don't have to give any additional formal notice before doing so.
Second, you can change things: Post a formal notice that you will no longer accept late rent, and the next time it is late you will file for eviction for *breach of lease* (NOT failure to pay rent - because she could stop that by paying late as she always has.) If you file for breach of lease, at least here, you can even accept the rent and proceed with the eviction, although some magistrate would argue about that.
Right now, she has you trained. Turn it around. --50.82.xxx.xxx
slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 8:28 AM
Two months ago, I tried to punish this tenant with a $50.00/month rent increase which I thought would motivate her to move out. She is now paying the rent increase with late fee but again I have to post the 7-day notice to get it. There is the possibility that someone else (sugar-daddy) is paying her bills too.
I am considering issuing a 30 day Notice to Vacate. --68.63.xxx.xxx
slow pay tenants (by WMH [NC]) Posted on: Jun 7, 2021 8:33 AM
This is something I now address up front while SHOWING the place. I tell people "Rent is due on or BEFORE the first, not after. Borrow from your own mother if you are short - not me. We don't loan money and we do not "work" with people on the rent."
As I'm saying this, I watch their body language. Some nod agreeably "Of course!" and others kind of recoil, even if their mouths are saying they understand. You KNOW those people will have issues at some point. --50.82.xxx.xxx
slow pay tenants (by Jason [VA]) Posted on: Jun 7, 2021 8:34 AM
I suspect your late fees are too low. Make them hurt, so youíre the first one of their bills that gets paid. I charge 10%, which is my stateís maximum allowed.
Some people love late payers for the extra $$$ they bring. The added stress isnít worth it to me, Iíd give her the boot. --172.56.x.xxx
slow pay tenants (by plenty [MO]) Posted on: Jun 7, 2021 8:41 AM
In my lease there is a charge to post the notice. In addition to the late fee, there is posting notice charge. Once i gave 30 day notice on a month to month lease, cause they paid late, i doubled the rent $900 when to $1800 and gave a $900 rent discount for paying on or before the rent due date. So technically their rent, if paid on time, remained the same. When they still didn't pay, i filed, headed to court for eviction, the amount due added up quickly at $1800 a month. When judged asked me about doubling rent, told the judge "i just want to be paid on time" he smiled and award me judgement against resident, $1800 month x 3 and posting fees, late fees, legal fees, everything. --172.56.xx.xxx
slow pay tenants (by Bonanza [NC]) Posted on: Jun 7, 2021 8:42 AM
I have a similiar tenant. In NC the rent is late after day 5, so the 5% late fee was not active until the 6th. Rent was $1200 and she would sometimes squeak it in at the end of day 5 or sometimes pay the 6th or 7th and pay $1260. I'd text her on the 2nd, about the rent. She is dependable in the sense that she does pay the rent but I don't understand the mentality of paying an extra $60 when you could have paid it 24 hours before.
I find it annoying that she doesn't pay on the 1st like everyone else and she doesn't seem to be willing to use ClearNow like 85% of my other tenants.
WMH is right she has you trained and mine has me trained.
So I figured if she is always going to be late I might as well get the late fee 100% of the time, and this year I upped her rent to $1260. did she take the hint? No. so far this year I have gotten 3 $1260 and 3 $1323 (rent with 5% late fee). At least I am getting more money.
I guess you just got to decide how much it annoys you. Other than paying late she keeps the place nice and is very little trouble. Sometimes the devil you know is better than the devil you don't. --71.217.xxx.xx
slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 8:44 AM
4 months ago, I had a phone conversation with her and told her I was tired of her paying rent late every month. She apologized and the following 2 months, she started paying on the due date. Now, it is back to her old habits and nothing has really changed.
Also, I have done over 20 evictions in my county and I am well versed in all of the legal procedures here. A 7-Day P/Q notice must be posted before any formal eviction papers can be filed at the courthouse. --68.63.xxx.xxx
slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 9:01 AM
My late fees, which start on day 2, are $10.00/day with a maximum of 5 days ($50.00). Like Plenty, I need to add a Posting Fee in my lease. --68.63.xxx.xxx
slow pay tenants (by wmh [NC]) Posted on: Jun 7, 2021 9:36 AM
Roy, what if you are not evicting for late rent but some other breach? What do you have to post then? --50.82.xxx.xxx
slow pay tenants (by Oregon Woodsmoke [ID]) Posted on: Jun 7, 2021 9:39 AM
I think a lot depends upon your tenant pool. Can you get a better tenant in there if you kick her out?
Late rent gives me stress and I prefer that my tenants pay on time. If they don't, usually one pay or quit straightens them out.
Thinking back over past tenants, I can remember one who was forgetful and often paid a few days late. But he had good income and good credit and I never worried about getting the rent. He'd pay as soon as I reminded him that it was the first again.
Other tenants, when the rent wasn't there, I worried that maybe this is the month when they don't pay and I'd have to evict. The ones that worry me are soon looking for other lodging.
However, up until moving to Idaho, I was doing month to month and it was easy to get late payers out. With a lease it probably involves giving lots of notices and then not renewing. --76.178.xxx.xxx
slow pay tenants (by Oregon Woodsmoke [ID]) Posted on: Jun 7, 2021 9:41 AM
One of the mysteries of tenant-think. I can't understand paying an extra $50 or more in order to pay a couple of days late.
But then, I'm not a tenant and most tenants are tenants for a reason. --76.178.xxx.xxx
slow pay tenants (by S i d [MO]) Posted on: Jun 7, 2021 9:41 AM
Roy, what's your time worth?
$10/day with a max of $50 is too low. Change that to 10% of rent due on the 1st day late and $15 each additional day. Make it HURT. Yes, also add a Posting Fee to your lease, or what we call our "Administrative Action" fee. That is a catch-all, general purpose fee that is due any time we have to take any action to enforce the terms of the lease.
1) Send them a "cut the grass" notice? Charge the Admin Fee.
2) Post P or Q? Charge the Admin Fee.
3) They miss a scheduled appointment and I have to reschedule? Charge the Admin Fee.
4) Parking on the law? Charge the Admin Fee.
My Admin Fee is $50 per occurrence and may also include a missed service call charge if my contractor bills me for wasting his time due to tenant irresponsibility. People who aren't trained to be responsible must be trained by you. Wallet Training 101 is the only solution I've found that works. Pleading for them to do the right thing is an exercise in futility.
Get the drift? Any time they do anything (ANYTHING!) that forces you to take action, you get paid. Or at least you get a fee on the books to add at collection time.
slow pay tenants (by PG [SC]) Posted on: Jun 7, 2021 10:00 AM
I do the $10/day up to 10% of the rent. It is aggravating that some tenants don't pay on time, but if you think she will pay and she keeps the place clean - she doesn't bother you to much Maybe it's worth the trouble BUT if she is a real PITA maybe time for the 30 day notice.
Years ago had a guy pay me a $50 late fee for a year before he moved out. Guy wasn't to bright, but for me an extra $600 a year on a 500/month rent can minimize the worry's --184.63.xxx.xxx
slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 10:18 AM
Based on the difficulty of my finding a qualified tenant for my last vacancy, this is why I have tolerated this tenant and not booted her already. Every eviction I have done was always for Non-Payment of Rent, but here I can't use that reason since she does pay. It is just irritating.
Like Bonanza said, 'the devil I know may be better than the devil I don't know'. I do know this, when she slips up and does not pay by the terms of the P/Q notice, I will file on that day and not blink an eye. --68.63.xxx.xxx
slow pay tenants (by WMH [NC]) Posted on: Jun 7, 2021 10:19 AM
I've got a guy right now, I've posted about him recently: he was a good tenant, Walmart trucker, had back surgery, lost his job for "accidently" mixing up his wife's pills with his and is now selling cars and driving for UBER.
His lease is up the end of June and I have already notified him we are going month to month (this was before he didn't pay June's rent on time, I was just getting ready for things to go bad.) Yep, they have.
He paid $600 on Sunday and $100 today and I'm expecting he will pay more tonight or by Friday pay day. But life's too short for this stress. Not when there are good people literally homeless out there due to lack of decent rental housing around here.
But Convention is this week and I have surgery next week. I will issue notice quit July 1st. --50.82.xxx.xxx
slow pay tenants (by Sisco [MO]) Posted on: Jun 7, 2021 10:37 AM
Roy, she is not abiding by the terms of her lease. She is a liar,and she will leave owing you money, without proper notice, without leaving house in rent ready condition.......no, I wouldn't hesitate to evict. --67.43.xxx.xxx
slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 11:04 AM
Most of my departing tenants leave without proper notice, without the house in rent ready condition, and leave owing some money beyond their deposit. This is just business as usual for me.
Most of my 15 tenants pay by the due date. It is just one or two that irritate me by paying late every month. --68.63.xxx.xxx
slow pay tenants (by Vee [OH]) Posted on: Jun 7, 2021 11:48 AM
Something to think about is how well you reward this tenant for bad behavior - get her a door sign following the court process and follow thru, you will probably have it all ready before school starts in the fall and raising the rent 300bux will generate a better tenant pool. --76.188.xxx.xxx
slow pay tenants (by 6x6 [TN]) Posted on: Jun 7, 2021 11:54 AM
I agree with Jason and Sid on the late fee. I charge the max allowed.
Plenty, were you able to actually collect that money? In other words, did you get paid? --73.120.xx.xxx
slow pay tenants (by Dave [MO]) Posted on: Jun 7, 2021 12:02 PM
Roy, I have found that tenants will train me or I will train them, the later is the one I like best.
She knows the drill, she pays late, Roy post a pay or vacate and she pays Roy's late rent with late fee and stays.
Until you choose to evict she will continue as a late paying tenant, until she doesn't pay for the month and then you file for eviction.
Otherwise same ole same ole.
I have one tenant that pays late, I never post and he pays about 5 to 10 days late. This is my fault for allowing him to not make me a priority. Tenant since 2011.
No, I do not tolerate this behavior with any new tenants.
It's not cheaper to keep her. --173.47.xxx.xxx
slow pay tenants (by Ken [NY]) Posted on: Jun 7, 2021 12:34 PM
I would keep taking the $50 and add the $30 for serving them the eviction notice,if need be have a helper do the service.You are adding a months rent over the course of the year,what is the problem? --72.231.xxx.xxx
slow pay tenants (by S i d [MO]) Posted on: Jun 7, 2021 1:11 PM
Then I guess it comes down to is the level of stress she's causing you--which has resulted in you taking time to post on a nationwide land lording database and read / reply to responses--added to the hassle of printing a notice, driving it over, pasting it on the door, and then driving back, worth $50?
My maintenance man who isn't as skilled as you would charge me a $60 service call for that, and I'd have to print this notice. Just by way of comparison.
I ask again: what's your time, mental energy, stress level worth? --107.216.xxx.xxx
slow pay tenants (by Ray-N-Pa [PA]) Posted on: Jun 7, 2021 1:21 PM
I have one resident that will pay late, and pay the late fee month after month - and changing the date will not change the pattern. Not a bad person, just a person who doesn't see the value of saving money by not paying fees.
I like that type of resident.
A note on late fees around here: it depends largely on the local judge on how much is too much. I am with at $10/ day and a cap of $50. I have not charged an admin fee yet, but that might be a good idea. One of the judges will award only up to $50 in late fees - so I am near the top of that spot with him. There is another though is alright with higher fees. So it really depends on you, the judge and most importantly - the resident.
As for my late payer, I get an extra $600 annually from them and they have been doing this stunt for years --72.23.xxx.xx
slow pay tenants (by Roy [AL]) Posted on: Jun 7, 2021 2:12 PM
If there is any redeeming value here, yes, I am collecting an extra month rent from late fees. Since I have many houses in this hood, dropping by her place once a month to post a notice is not too much of inconvenience. Considering the $50.00 rent increase and $50.00 in late fees, that is actually 2 months extra rent instead of one. --68.63.xxx.xxx
slow pay tenants (by WMH [NC]) Posted on: Jun 7, 2021 2:25 PM
The max late fee we can charge is $15, or 5% of rent, whichever is more, charged once per month, and not until after the 5th of the month. And when they pay the next month's rent you can't apply any of it to past fees of any sort. So they can choose not to pay and we are back to the only recourse is eviction. --50.82.xxx.xxx
slow pay tenants (by Robert J [CA]) Posted on: Jun 7, 2021 3:13 PM
I learned early on in the Real Estate Game, things aren't always just black or white, there are some gray area's, especially when it comes to paying rent!
I had purchased a many foreclosed apartment buildings with half the tenants electing not to pay rent. Why should they, they didn't have to and were dealing with a crazy landlord or the bank holding the mortgage.
So I had nice conversations with these problem tenants, and the ones paying rent. I wanted to know what they expected from me and I told them what I needed from the.
They wanted their units repaired and in good order and I wanted the rent money. So we brokered a deal. They would pay this months rent in good faith and I would begin to fix up their rental, under a plan.
This way half of the tenants that weren't paying rent got trained to start to pay and alert me of any issues.
So it went from 50% not paying to only 20%.
slow pay tenants (by Landlord ofthe Flies [TX]) Posted on: Jun 7, 2021 4:05 PM
Just demand that she use ClearNow, and let her know that using that service will save her $600 per year, or raise the rate for late payment and use that savings amount. Then inform her that you'll throw her out if she is late again.
Let her know you're tired of it and won't tolerate it any longer. Give her those options. --108.69.xxx.xxx
slow pay tenants (by bet [MA]) Posted on: Jun 8, 2021 3:18 PM
There are two kinds of Tenants; paying and non paying. Decide which you want. Slow pay is no pay, get rid of them when you can. --73.227.xxx.xxx
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