Evictable after 3 late rent payments?

[Carlos Enriquez]

I was told by a prospective PM that after 3 consecutive late rent payments, I don't have to accept the next rent payment and that the tenant can be evicted as a rule.

The inherited leases state nothing about that.  The tenant has been late for August, September and now October.  He ends up paying rent, attorney, and late fees just before the eviction qualifies for the sheriff.  I was told we have to accept and cancel the eviction.

Can I refuse the rent after 3 lates and evict?

[Dawn Anastasi]

Unless people pay 100% on time, evicting everyone the first time they are late will cost you a ton of money in turnover.  It's much better to send them a notice and take a late fee than to evict.  You get extra money rather than spend money on an eviction.

If this tenant is taking almost all the way to eviction then that is another story.  If your state allows it you can give them a notice of terminating the rental agreement (if you're on month to month).  If the tenant is on an annual lease, you probably don't want to renew their lease.