Late rent problems, let me know your strategy!

[Cody F.]

I'm having trouble every month it seems like with people being late on their rent. I've gotten strict with a notice on the 5th and 10th. And if they haven't paid by the 10th depending on the individual they face eviction if they aren't caught up by the end of the month. We then file to evict by the 5th of the next month. I've evicted several people so far and the people who would pay later in the month are starting to pay sooner but it's still a problem. I'm interested in hearing how other landlords combat this problem!

[JD Martin]

Easy answer: file for eviction first available opportunity, whatever state law and your lease says. When people know you're not playing around they'll get serious about paying the rent, or you'll evict them and find someone who is paying the rent. 

You've trained them that they have a whole month before you start doing anything about it. And that they can always be a month behind.