Low maintenance tenant, 1st late rent

[Tuan Tran]

Hello BPers

Background:

I have a new-ish tenant (~6 months into the lease).  Have been low maintenance, very courtesy family that seem overall very good people.  
During the evaluation process, this family didnt quite fit my 30%ish living expense cost criteria, but the leasing agent said they seem fairly good, the credit report was fairly good, and I was getting a little desparate to rent since there wasn't a whole lot of applicants (it was also in February...not a moving time)  Prepaying 3 months in advance calmed slightly calmed my nervous.  They have not been late yet.

I recently received a request to pay the rent 2 weeks late (15th), but wife has recently obtained employment and will be back on schedule by the following month.  I have a year reserve for operational expenses, but concern if legal steps needed, along with potentially any damage to the property due to any disputes...the cost could go up significantly that exceed my reserve.

Advice:

I think I am being a bit paranoid and concern that this could be a sign of rent payment challenge in the near future...along with federal moratorium on evictions.  I'm seeking feedback to anticipate the next steps.

I'm planning on a temporary modified rent solution to be paid on later months.  I don't want to reduced the rent, as they may try this tactic again.  What are your thoughts and recommendations?

Thanks,

tt

[Kenneth Garrett]

@Tuan Tran

Give them the two weeks, charge the late fee and see how things progress next month.  Ask them are they going to be on time next month.  Seems like a legitimate request.  I‘ve had tenants pay late 10 out of 12 months of a year lease.  I charged a late fee each time.  During these moratorium on eviction times you have to work with tenants more then you might otherwise have.  Address the problem as it presents itself.