When notifying a M2M tenant of a rent increase, does the court go by the mailing date (I'm assuming I have to give 30-day notice of rent increase by default). I think some states require 30-days plus allow 5 days for the mail (so really 35 days for the postmark; and even then, is it 5 business days?). If so, what if I emailed it? (and does that count as official notice? What about texting?)

I meant to mail the notice out sooner for the August rent increase but it's already the 29th.

Also, the mail can take longer than 5 business days now!

In MA the courts would go by the date that the LL could prove that the tenant received the notice. I imagine it's that way most places otherwise the tenant wouldn't have the opportunity to reject the increase, give their notice of moving & move before the increase goes into effect.

All my leases are month-to-month. When a month's rent is received, I then tell and/or text the tenant next month's rent will be "X" amount.

That has to be signed for Vee and what if they won't pick it up? That just delays things. It can be delivered in person, attached to door, photographed with a todays newspaper in hand, and they can still say they didn't get it. Somebody must have taken it off the door, etc.

I just sent out the notices in the regular mail. Nobody whined. I did give more than 30 days notice tho, but only because of when I decided to do it. I then added that even tho they are MTM they will be getting a minimum of a 3% increase annually, rounded up to the nearest dollar.

My only concern is the people that I gave 60+ day notices to. I did that so they were there a year before the increase. I might have to remind them when it gets closer.

If any of my tenants play the didn't get it game I will deal with them accordingly. My increases were pitiful and they are all under market rents and know it.

Indiana Code:

IC 32-31-1-9 Service of notices

Sec. 9. (a) Notice required under sections 1 through 7 of this chapter may be served on the tenant.

(b) If the tenant cannot be found, notice may be served on a person residing at the premises. The person serving the notice must explain the contents of the notice to the person being served.

(c) If a person described in subsection (b) is not found on the premises, notice may be served by affixing a copy of the notice to a conspicuous part of the premises.

I don't know the exact answer to your question but...I would do ALL of the below:

1) Email the information today

2) affix a copy to the door today and take a photo with a date on the photo. (or hand it to the tenant and explain to them and STILL tape a copy to the door and take photo...in case they say you didn't give it to them)