Late Rent

[Sam Leon]

I need some advice.

I have been having good luck with tenants, except one.

This one is late.

The lease started on the 25th of the month, so that's when the rent is due, and the lease says $50 late fee when more than 5 days late.

Usually I get a check in the mail around the 2nd or 3rd...he said he mailed it a few days late. I didn't make a fuss and just let it slide, and never charged a late fee.

But this time it's a bit much. I was out of town on vacation and had the mail held at the post office, I came back on the 5th picked up my mail, all my other rent checks are in, except this one. Emailed him and no reply. Waited another few days, called, no answer got voice mail. Left messages, and text. No reply until today which is the 13th and rent was due on the 25th of last month. His reply said he was BUSY, computer crashed and not able to access email (it's a web mail that one could access from any smart phone hello?) and that he DID mail the check on the 2nd and was surprised I didn't receive it.

Any suggestions as to how to handle this?

[Jon Holdman]

Late fees. Every time. No exceptions. I charge $25 on the 5th and then $5 per day after that. My lease says I apply funds received to fees first, then rent. So, if I don't get the late fee but do get the "rent", its still late.

My lease also says that if the rent is mailed it must be in my hands by the fourth. Otherwise, tenant pays late fees. Lost in mail isn't my problem. If they're going to mail it, they need to do that early enough that it gets to me by the due date. Just like a credit card.

If the rent's not paid on the 4th and we haven't worked out an arrangement, a pay or quit goes up on the 5th. I can then start eviction on the 8th or the next Monday.