Should you let tenants know rent is still due or wait

Question

So should I tell my tenants via email that rent is still due or wait for an issue to arise then send a notice to specific tenants that missed a payment? On one hand I want to head off the issue of a missed payment and help them understand that rent is still due despite what governors are saying. On the other hand I don't want to plant the idea in their mind or inform them that there is a ban on evictions for 30 days due to missed rent.

https://www.youtube.com/watch?v=1CLa0UJCn3w

Diane Dono · Answer

I am not contacting my tenant.  I don't think it should be assumed that a tenant wont or cant pay their rent.  If they have a problem paying now, or at some point, I believe they would contact the landlord.  However, if they usually pay by a certain date and it goes a few days past that date, and they haven't contacted the landlord.... it would be normal and customary to reach out to them.  Each Landlord has to do what they feel best, knowing best their tenants pay history, etc.

Theresa Harris · Answer

I would just leave it for now.  They have enough other stuff on their plate and still have 10 days before rent is due.  Lots can change in that time and I'm guessing you have a good enough rapport with your tenants that they know they can contact you if there are problems.

Stephen J Davis · Answer

I agree with @Theresa Harris A little patience and compassion is in order as we all go through these challenges. I plan on calling my tenants on the 4th if they have not paid to discuss their situation and work out a payment plan to get them caught up over the next few months. In hurricane Harvey in Houston, we had a similar situation. Some I just collected an additional $150 a month until they were caught up. Some did have to move out their situation was so bad but for the most part we worked something out. Good luck and stay safe and healthy.

Brian Briscoe · Answer

@Jack B.

We’re conducting business as usual on our apartments. If they don’t pay on time, we’ll send them the standard notification. If they have a hard time paying, we’ll ask for a partial months payment and set up a payment plan.  We’ll also ask for some documentation from their employer to verify loss of wages before making concessions or waiving late fees. If they work with us, we’ll work with them.

Another thing we’re doing is providing a list of rental assistance and unemployment programs. It’s one way for them to get much needed help until this blows over.

Mason Hickman · Answer

Another vote for waiting and contacting if rent has not come through by the end of the grace period.

Jason A Thompson · Answer

@Jack B.

I thought bout the same thing last week when they starting talking about rent issues with Covid.  I decided to wait and see if my tenant reaches out to me first then see what there situation is in regards to job situation and ability to pay.  I think if you as a landlord reach out to them first they may think I’m letting them if the hook on the rent.  Just my two cents bro...

Kenneth Garrett · Answer

@Jack B.

I have already had tenants contact me regarding rent.  If you look at things, the impact is limited to certain areas.  In Illinois, the Governor just ordered the stay at home via executive order.  There are still some employers who are still allowed to work.  In my mind the impact for rent due on April 1 is only a week outside of restaurants and bars. This means a portion of the rent can still be paid.  I agree with @Theresa Harris let’s be patient and see how things go.

Jack B. · Answer

Brandon Turner posted a letter to send tenants talking about this. He apparently sent it to his 1,500 tenants. Starting to consider sending it ahead of issues to find out NOW if there will be an issue, but I'm still thinking it may be a bad idea to send first and put the idea in their mind. At the same time, I feel like it would be good to clarify that rent is still due...

Jack B. · Answer

Well as I said in my OP, I wasn't going to just randomly reach out to them and say I empathize. I was going to let them know we are all dealing with hardship but rent is still due. Then if they say they are having issues, I would work out a rent payment plan with them (pay x for now, I'll collect the rest later) etc.

Most of my tenants are tech workers or manufacturing. I have one guy who is a  home inspector. I don't anticipate a ton of problems but you never know. Luckily I have tons of cash reserves and am just months away from being able to pay them all off if I elect to do so. So not being as aggressive as those who went from 0-200 doors in a year stories so often touted on here, I'm not facing as much risk as them either. Those folks are in commercial loans which if you read the news, are on the verge of crashing.

Jack B. · Answer

OK I will wait for now, good idea.

Should you let tenants know rent is still due or wait

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