Logan, some really good points and methods for rent collection.
We do much of the same.
We use online processor Schedule My Rent and pretty much make that the only way to pay. Nice part about SMR is they accept money orders (which we know many MHP tenants like).
Never collect rent in person. Been that way at least 8 years. Read your post about the dangers of confronting tenants in default. Happy to say we don't do that. Automated online systems also are great with late fees and other fees. It's automatic, doesn't give tenants chance to argue or give sob stories, and manage how payments applied. (Ours only allows payments in full - they can't bypass late fees).
As to delivering notices of NP, we send certified letters. Nobody hand delivers. Some cities or counties may require that though.
Logan, some really good points and methods for rent collection.
We do much of the same.
We use online processor Schedule My Rent and pretty much make that the only way to pay. Nice part about SMR is they accept money orders (which we know many MHP tenants like).
Never collect rent in person. Been that way at least 8 years. Read your post about the dangers of confronting tenants in default. Happy to say we don't do that. Automated online systems also are great with late fees and other fees. It's automatic, doesn't give tenants chance to argue or give sob stories, and manage how payments applied. (Ours only allows payments in full - they can't bypass late fees).
As to delivering notices of NP, we send certified letters. Nobody hand delivers. Some cities or counties may require that though.
I have found that most sheriffs are very affordable like $24 bucks and that holds up in court well.
We have all the same rules and procedures and use QBO for as our accounting software with all forms of payment accepted- online, ach and regular mail.
We encourage communication. We let our tenants pick their due dates and also if they would like to split their payments within the month. Also if a tenant has a cash shortage we allow them to modify their payment due date but they have to pay followthrough on the new date. They just have to let us know in advance.