All Forum Posts by: Amy W.

@Alvin Uy Lol, I mean, the "rant of a spoiled child" seems a little extreme seeing as I wasn't even complaining. I was explaining the background then asking others what they would do--one of the intended purposes of the forums. But I do hope that you're able to implement some strategies so that the rest of your tenants are paying rent also. 

@Natalie Schanne Thanks, this is an interesting suggestion. I'd be worried about EOH issues is all. 

@David Dachtera I'm actually not upset about it, because I fully understand that she pays rent +extra... just was trying to get some ideas about what other people do specifically when it comes to renewing which is so much different than going through the eviction process. 

Lol, thanks @Angelique F. some people on here will make you feel crazy if you're holding on to a tenant that is regularly late, but still gets the payment in. haha

@Clemente Anthony, it doesn't take me an hour, I was just getting at the fact that it doesn't take a large amount of time out of my month.

Thanks to everyone else for the advice. It's much appreciated even if I didn't respond to you directly. 

Thanks, @Heather Schmidtknecht. Yes, I definitely try to take all factors into account. 

@Mike Blackwood lol, funny timing as I had just posted about the fact that a year of late fees is over half a month's rent. I too can afford for her to be late. Definitely an interesting idea to show them the fees they've paid. 

@Jacob Sampson definitely agree about the amount. If it gets to a point where I have to charge the fee, I want it to be collectable, but worth my time. 

@Matt M. lol, it's true, the extra is nice. A whole year of late fees equates to over half a month's rent. 

@Wesley W. I mail her an invoice for the late fee. The late fee is legally chargeable before I'm allowed to serve the Pay or Quit. I've definitely considered taking her M2M so thanks for the suggestion. 

@Dennis M. Hmm, I don't exactly have loose standards. I've never made an exception for her on the late payment and the one time that her payment wasn't received by the legal Pay or Quit date it was sent that exact day. 

Thanks, @Kevin Phu. I agree that she should take the automatic options. She has a (confirmed) brain injury which I guess is why I err on the side of maybe she truly does forget or possible just not even know what day it is. Thanks for the input. 

Thanks, @Stephen Akindona, all helpful advice and great things to consider! She actually does receive automatic emails when she hasn't paid on time, but she still just prefers to pay by making a deposit at the bank instead of online--makes me scratch my head, but it's within her rights!

@Maurice J. Assign point values to ALL your criteria (income, length of employment, credit score, length and quality of rental history, etc) and score each tenant. Require a minimum score for tenancy and don't make exceptions ever. Good tenants are worth their weight in gold so if you must pass on both and wait for a 3rd, 4th, 5th, 6th, and 7th applicant that meets your criteria, do it. 

Thanks, @Patricia Steiner! That's how I feel, especially because ALL of my other tenants are trained to pay on time, but was torn because of the fact that she always pays the fee without asking for an exception. 

 I would call this a C-class unit. I've spoken to the tenant both in person and on the phone. She says that she just forgets, and I honestly think that's part of it coupled with the fact that she just has poor organization skills, because like I said, she usually pays the same day she receives a late notice. I don't feel like I can offer too many suggestions to her about what to do (cross the days off a calendar, set a reminder in your phone...) because I don't do that for any other tenants.

@Christine Kankowski Thanks!

@Tyler Gibson Lol, I actually started pre-printing notices and envelopes for a few months at a time once she paid late the 2nd time (her 3rd month of tenancy). I definitely don't expect her to suddenly start paying on time! I just don't know if she's worth keeping when I successfully get all of my other tenants to realize I stick to the lease from day 1. 

I currently manage 8 rental properties in Grand Rapids, MI and all of my tenants habitually pay on time except one. I've had her as a tenant for 9 months now and she has only paid on time twice. Her credit wasn't terrible nor awesome, but it was all due to medical bills and student loans that she makes regular, monthly payments toward with something like 97-98% on-time payment history. Her lease end is coming up and I have to decide whether to offer her a renewal or not (I'm pretty confident she'll stay if I do).

My issue is this: I send a notice end of day on the 4th if rent hasn't been received. I have never made an exception on this for her ever so it's not like I allowed bad habits to form. She typically receives this notice on the 6th and the weird thing is, she pays the rent along with the late fee that very same day. Usually within an hour of mail delivery time at that house. Once I have reached the point of sending a Pay or Quit and she paid the same day and thanked me for the reminder, haha! She deposits rent to our bank directly, but I have offered her free ACH payment options and Pay Near Me. I've also offered to align her rent payments with her paycheck schedule, but she always politely declines. I don't want to send a reminder before rent is due, because that's the same amount of time for me as sending a late fee notice (only an hour or so in total, but still), but with no late fee to compensate the time. Also, I don't do that for any other tenant so it would feel preferential. 

Would you offer her a renewal? Should I offer a renewal, but just up the late fee? ( 4.25% of rent currently) I like to charge late fees that tenants can actually afford so that I actually receive them when necessary.