When to contact re:late rent

Question

I've had the same tenant for about 2 years. Usually he pays rent a couple of days early and he has never been late. Its the 2nd of the month and he hasn't paid yet. At what point should I contact him to check in? Rent is due on the 1st but late fees kick in if he hasn't paid by the 5th. Should I contact him now (on the 2nd) or wait until the fifth?

Thank you,

Alan

Thank you,

Alan

Robert L. · Answer

What I have done in the past for someone like that is on the day before it's too late, I will email or text the person that the rent is due tomorrow and 3 day notice is automatically goes out per the rental policy. I also remind her about the late fees. When communicating with the tenant I kind of get a feel for how they react to the late fees. Some just automatically said they will pay the late fees and there was no argument. If they balk at it and they were really tight on money, you may consider telling them that there is a one-time-only waiving of the late fees if they pay by Friday. But "management won't let you do this again". Whenever I said that,  they were very very appreciative of my 'kind heart' and really worked extra hard to do what I told him to do for other things. Either way, send out the three day notice the day that they're late

MarZia RiVera · Answer

Hello Alan  if this tenant has never been late before, I assume that he's mailing the check?, reach out to him to let him know it has not arrived just to give him a heads up if it was delayed or lost in the mail.  If he deposits at bank also reach out now asking him when but not if he has, assume the "deposit" this takes you out of an accusatory position in case it was sent, or deposited with a wrong number etc.  It puts the ball in their court to tell you what's up keeping the conversation positive.  Somewhere in all that thank him for his early timely payments.

I don't usually penalize tenants on the first late, ESPECIALLY if they reach out and communicate.  If they miss another I direct them back to their lease verbiage, if they become habitual I become more stern (never had to get to this point I screen very well and make the lease very clear at time of move in) if I have to post the three day notice I add fees from day one at the same time communicating to find out what has occurred or changed financially to bring this on. I try to maintain the relationship to continue to collect whatever I can each day/week depending on their story. But before the debt gets too deep, beyond what's escrowed of last and security, at some point you have to move forward with removal if the tenant cannot at least submit all rents to catch up. I don't concern myself with the late fees at that time, they can be collected at a later date or the end within the security deposit.  Sorry may have gone off topic

MarZia