Why do tenants always think they can skip the last rent payment, figuring we can take it from the security deposit?!

It's too late to evict for it - the last one is moving out tomorrow...long story.

Do ya'll have any other ideas and tips?

Unless it is illegal in your state maybe put a clause in the rental agreement that says "if tenant moves for any reason and attempts to use the deposit for last months rent, tenant agrees that an exit fee equal to 10 times the deposit is due and tenant agrees to pay this fee."

What RobertJ said about the amount. AND I have a clause that spells it out too.

This letter is confirmation that we received notice of your intent to vacate the home you are now renting. You must be out by February 29th by Noon or another month’s rent will be due. If there are any unanticipated problems with your move out, let us know as soon as possible.

SECURITY DEPOSIT: In order to prevent any misunderstanding regarding your deposit, move out instructions and procedures are enclosed. The accounting and remains of your deposit will be mailed to your forwarding address within 30 days. Last month’s rent is not prorated and must be paid in full. The security deposit is not for paying the last month’s rent, it is for potential damages.

PRORATED RENT: Per your lease, if you return the keys / move out any later than the last day of the month, the next full month’s rent is due.

Last month’s rent is not prorated and must be paid in full.

Please call the office at XYZ when you will be completely moved out in order to return all the keys, remotes, and garage door openers.

Do Not Shut off the Utilities. Management will call the electric, gas, and water utilities and transfer them out of your name the next business day upon receipt of the keys. You can terminate cable, internet, and private trash service.

Please give the US Postal Service your forwarding address as well as Amazon, Overstock, Ebay and any other delivery or online services you may use.

THANK YOU & GOOD LUCK WITH YOUR MOVE!

Before NY decided to become a tenant friendly state I also did what Robert did (not anything too extreme but it was a different, higher amount) than the rent. I then also instructed them that it was their SECURITY DEPOSIT THAT WE DON'T WANT TO KEEP... it's THEIRS and they should expect it back after they have moved out.

Fortunately, TX statutes help me. If they intentionally use the deposit for the last month's rent the statutes allows me to collect three times the amount withheld plus lawyer fees.

Too bad Texas doesn't allow garnishing.

I added a bonus to my lease. If everything is 100% rent ready when they leave I will return not only the SD but I will add $100. I think Brad told me about this idea.

Have only had one tenant leave since I started this. She did a good job but I still had to replace a bulb, clean two ceiling fans, mop a floor and sweep under the stove and fridge.

Shame really as she was close but gave up. Had she spent maybe an hour more of her time and bought a bulb she could have gotten it all.

We get what we allow. If their lease ended yesterday, then I'm guessing they didn't pay rent on Nov 1st? That's when eviction should have started: ASAP once it was late.

The minute someone says, "Just use my deposit." I respond, "I can't. It's legally impossible for me to touch your deposit until the lease ends, and your lease ends 30 days from now. I need rent today, the same as always, or we will have to take action on the breach of the lease agreement."

Once I'm clear about what needs to happen, they always pay. I haven't had a "just use my deposit" in many years. Used to get them frequently, because I allowed them.

Tenant training.