STATE SPECIFIC New York

NYS 2019 Law says you have to send any late rent notices via certified mail. Which is an added expense and they never claim the letter to begin with.

For those tenants that you are not planning on evicting or non renewal in the next 3-4 months, do you just send it snail mail and forego the ridiculous 2019 laws?

In my case, Mr. Casanova and his roommate claimed "Covid" and supposedly were out of work for a week. This is my one unit that is not on such a great street, approximately a C minus pocket. They were late on the rent in December (blamed it on their non approved roommate moving out) and again this month.

Problem is, hubby had to go there to fix a "draft" complaint and heard them laughing, playing vid games, smoking MJ with the window cracked open (also one of my few apts where I allow smoking/vaping). They both are garnishable, btw.

I'm most likely going to non-renew come May 1st. I've already suggested to them that they look for a 2 bdrm, less expensive apt. although if they had their priorities straight, they should easily be able to afford this unit IMHO. They are now in my 3 bdrm and one of the bdrms is a "gaming room."

Here the Civil dept of the sheriff processes income executions, warrants, notification.

Vee, I just saw a video on registered mail and it in fact does require a signature. I will be sending it certified, no return receipt required and snail mail.

Already drew up the non-renewal notice for May 1st which I will be sending out the end of March. Even though it is EXTREMELY hard to find responsible tenants in this particular block.

We have a VERY lazy postal service here in this town and half the time it comes back "not at this address" "address unknown" or "unable to deliver" when I know darn well they are still there and they have a mailbox.

It could also be that the postal worker thinks the building is still unoccupied as most of the bldgs we rehab have been sitting idle for at least 3 yrs or more.

NE, We also have a very lazy Sheriff dept that will attempt it 3 times in the morning (they work B shift so don't answer the door before 11:30 a.m.) Highly unlikely the would answer the door if they saw a cop at the doorstep either.

Tim,

I proposed 1031ing the place over to another multifamily on the nicer block that we already own four properties in.

Net receipts on the place (3 bdrm up/ 3 bdrm down)

Maybe you need to also send deposit checks certified too.

We are also in NY

We send the '5 day' certified (only - no regular mail)

We buy the special stickers so we don't need an envelope lol - just fold the paper, sticker closed on each end, and send certified

Yes it works lol, we sent one to ourselves to 'test' (fun fact, technically you can't have the return address match the "to" on a certified).

It's a stupid law... because if you are going to end up filing eviction and take them to court (14 day, etc) you can't even collect (or include) the fees in to what they owe you... ONLY the rent.

So what is the purpose of sending them a certified mail indicating they are late and "now you owe me XX"?

I've yet to be asked "did you send them a notice indicating they were late"? The Marshal does that for me "you are indebted to jonny for $XXX... you have 14 days to pay or quit".

I think it was because the then pos governor had no idea and was so full of himself that he decreed that across the land of NYS the all mighty ruler has spoken and you will now need to inform your tenants that they are late on the rent before you can evict them.

Yeah.. no kidding goofball... but honestly, I'm sure there were (and there still are) LL that don't follow the law anyway and they will get Brutus to go over and "handle" the tenants that aren't paying.

It only costs me 4.60 to send a certified letter, which does not have to include return receipt w the green card. I send it because my letter also says you are on the slippery Slope and this can lead to eviction.

Jonny, no one has asked you, but if a future tenant gets a decent atty, and they ask for proof, you are back to zero hr.

This is what I have to do to effect proper service.

1) Send a copy via certified mail with a return request receipt.

2) Put a copy in the mail with a tracking number so I'll have proof of service, notification.

3) Send a copy to the City of Los Angeles Housing Department, required by law now.

4) Post a copy between the exterior security door and the tenants wooden door. Taking a picture.

5) Give a copy to another tenant to effect personal service.