Property manager gripes - not aggressive with late rents.

[Adam Craig]

I have 21 single family homes being rented and managed by one of the larger management companies in my area. Rents range from 1100-1400 so most of my tenants are solid and pay on time.

Last month I checked my statement and there is a total of about $4500 in late rent or water bills spread across 4 properties. My property manager tends to let them slide and usually they do catch up - we haven't needed to evict anyone in 3 years.

Does it make sense to be lenient on late rent or should they be sending vacate notices right away? How aggressive or lenient are your property managers? 

I remember back when I was renting the management company would post a vacate notice if you were 5 days late no messing around. I feel like it sends a strong message that rent is due when its due.

Which tactic is best?

[Ryan Murdock]

@Adam Craig Post the notices the second you are able. Be selective on which ones you actually enforce.

With 4 units roughly a month behind someone should be picking up the pace on their collection efforts and hopefully on the brink of at least filing for an eviction hearing. Still doesn't mean you need to follow through but it continues the process and lets the tenant know their days are numbered if they don't come up with some cash.