I know this has been covered somewhat before.

Tenant was sent a letter stating a new rent amount in advance, which was raised $20 at renewal due to property tax increases. All this was clearly explained.

Instead, when rent came due, they paid $5 OVER the amount.

Wanting to be fair, I texted saying "Hello we see you overpaid, we will carry the $5 over to your next month's rent. So your rent next month will be (stated exactly the amount).

The following month however, they paid $10 short, not the amount stated.

Due to all the confusion and all the tenant anger over the rent raise, I let it go and said nothing.

That was a mistake.

This month, I texted her the night before rent was due, stating "Hello, a reminder to please make sure you pay the correct rent amount this month, as stated in your letter" and the amount exactly.

She pays rent on time, but $5 short AGAIN.

What do you do when they play games like this?

I texted her saying that yes you paid the rent on time, but it is not complete, and unless the $5 is deposited by bank close, it is going to be $25 owed on your account. This is $5 plus the $20 late fee.

No answer, and no $5 paid.

What would you do?

My only option at this point is to mail her a Pay or Quit notice, basically an eviction notice over $25. That is the $5 short and the $20 late fee.

She knows its only $5, and that it would be basically a $5 eviction notice.

But what other choice is there? As a leaser, eviction is your only card.

Without it, they have no reason to listen to you at all. After all, they already have your apartment.

What would my bank do if I didn't make a complete mortgage payment? They'd fine me $30.

So frustrating. I'm amazed tenants have the time to play games like this.

If they're month to month, let them know if they don't pay up and quit playing games, you'll raise the rent $50/month.

I don't explain what the increase is for ever. It's not their business, plus it gives them a reason to argue. I simply state "due to operational costs"....

I could be wrong, but I think there is a breakdown in the correct communication. You may have over explained things in the beginning, and it created confusion. When you sent the second notice, trying to correct the situation, it was again too much information, thus causing more confusion. Now, you have referred her back to the other letter ("...as stated in your letter"), which was part of the confusion. At this point, she is probably more agitated than you are.

I recall my advice last time was, "stop talking to them; it's just making things worse."

You sent the letter. They know the deal. They're gaming you or they're too incompetent to realize what they're doing. Neither one is good.

So next month here's what you do: If the amount paid is short of the full balance due, send them a reminder "$X is still due." Otherwise, do not say a word to them if they overpay. Just let it build up as a credit. This is truly a case where trying too hard is making your life more difficult.

They are really raising my dander. For pete sake just pay the rent amount due. I literally texted the amount the night before, why pay $5 less? And then ignore my texts when you clearl see them.

I'll never understand renters. Its like they deliberately cause drama just for fun.

I have no choice but to send a Pay or Quit, move-out notice for $5 plus the $20 late fee, $25.

What else can I possibly do? The only other option is to simply let them pay whatever they want in rent.

I agree with raising the rent. Just don't say anything about them playing games. I probably wouldn't go up $50, but I'd do $30. Then, when tenant overpays, underpays, I'd just mark it on rent receipt. If the amount owed starts to grow, up it again. My precious Beelzebub is on such a plan.

I normally can communicate very well with my tenants. We've had a few discussions, but always kept it civil, and worked out things that work well for both sides. But not Beezlebub. Communication is not Bb's strong suit. Not listening, speaking, reading, nor writing. And Beezlebub can agree to one thing, then quickly go do the opposite. So my rent increases are doing the communicating.

I am still saying if you have a problem tenant that won't be taught then boot them.

Zero, I agree with you...in principle... I, being busy with Grandma activities, am slow at turnovers. I don't like to put the house on market to rent till house is dang near perfect ( my problem, I know,) AND, tenant pool, if one has to rely on what advertising sites provide, hasn't gotten any more appealing, if what I'd read on this forum holds.

Having said that, since I am present at my houses regularly for yard maintenance, AND, since people are no longer afraid of stopping to chat ( for fear of the 'rona,) I once again have a good, long list of reasonable prospects looking for a better-kept house. In fact, even have grown children of former tenants now looking me up, and their families were great tenants. So, I gave my precious BB a very grand rent increase this last year. So, either BB stays and pays, or BB does the work to find more suitable accommodations.

Busy, If you have a list of good potential tenants get rid of the bad one. I am slow on turnovers and I don't have grandkids yet. But I still hate getting ripped off when I go the extra mile for my tenants.

There is a housing shortage. There are still good prospects out there, even if it takes a while to get one that fits. For me I know how much aggravation I have put up with because I didn't have the time or energy to get a better tenant.

Losing sleep or getting my blood pressure elevated are both off the table now. I say boot them if they continue to not be trained.

Will see what happens Tuesday morning when my bank opens. If the rent and the late fees are not in there I send the info to my attorney and start the newest eviction. I have a huge rehab that I am working on, but oh well. It can wait while I get rid of a deadbeat.

My forgetful deadbeat texted me this morning asking how to set her up with online bill pay. Told her it was too late for this payment as it takes a few days to set up.

I said I would gladly set it up for her after she makes the rent and late fee payment today so that it posts tomorrow. Otherwise no sense in wasting my time setting it up when I will be evicting anyhow.

Hope that it works. She is otherwise a good tenant. Forgetful and all that which will not continue to be my problem either way.