All Forum Posts by: Seung Don Hong

I have a tenant in our rental property, single family house in HOA community in Gilbert AZ. The neighborhood is in a nice area. He trims bushes in the front yard, but doesn't pull weeds. Weeds are growing everywhere and it needs to be cleaned. I have been communicating with our tenants through texts. He doesn't respond to my text usually. I emailed him regarding the yard more than a week ago and I didn't receive confirmation email. The yard has more weeds now. He is not communicating with me and not cleaning the yard. I am planning to mail him a certified letter of requesting to clean the yard. Could any of you please help me out regarding what information specifically I can write on the letter? The lease agreement states that maintaining yards is responsibility of the tenant. "Please remove all weeds in the front yard by 2/5/2023. Otherwise, I will have to hire someone to clean the front yard, and charge you the cleaning fee on top of the rent." What do you think about this content on the letter? What do you do when you don't receive the receipt from the post office after mailing the certified letter. If he choose not to answer the door, nor go to post office to pick up the certified letter? Claiming he never received such notice? This tenant has never paid rent on time for the first and 2nd month of lease either. Therefore, it's questionable for me to be able to collect the yard cleaning fee if I have to hire someone to clean and ask him to pay for it. The yards need to be cleaned. Is it time for me to look for a property managing company to take over the situation before it gets worse? I have a contact of eviction attorney and I already talked to the attorney ready to proceed eviction process if he doesn't pay rent by 5th on any month. I was about to proceed with the attorney in the beginning of January, but he paid rent with some late fee on the 5th. Any help would be appreciated. Also if you happen to know reliable property managing company in Gilbert AZ area, please let me know. Thank you in advance.

He wouldn't answer the phone when I call him. I will communicate with him through email from now on. He paid his rent on the 5th with some late fees.

The same tenant didn't pay rent on the 1st of January either. He said his bank online website wasn't working. I offered him to meet and receive a check in person if that's the case. No rent until 4pm on 2nd. I texted him to pay the rent and late fee accordingly. I want to have a plan in case he doesn't pay the rent and late fee by 5th. On which date should I contact eviction lawyer for help? Don't I want the 5 days notice delivered to him on 5th? That means I or my lawyer should certified mail the 5 days notice on 3rd or 4th, so my tenant has a chance to receive it on 5th? Or should I mail the certified mail of 5 days notice by myself and contact lawyer afterwards? It's our very first time with not paying rent situation, so any help would be appreciated.

The tenant paid rent on 2nd. I met him in person and received the rent. He said he was sick for a couple of past days, and he was. He hasn't signed the addendum yet. He told me that he will set up some sort of payment through his bank for the following rents. I am happy that he paid his rent on 2nd for December, but I am afraid that I will have to keep repeating this process every month without the addendum signed. I am considering subscribing rocket lawyer membership for legal advice.

A tenant didn't pay rent on the 1st day of the 1st month of new lease. I looked at our lease agreement, and the due date for rent was left as 'blank'. The due date for the rent is supposed to be '1st' each month and the lease agreement should state that. My realtor made a mistake of leaving it as blank, and I also made a mistake of not checking it beforehand. I texted the tenant to pay the rent by 2nd and also sign addendum with due date of 1st each month. He hasn't responded yet, nor deposited the rent as of 3pm on 2nd. The lease agreement doesn't specify the exact due date, so he doesn't have any obligation to pay the rent by any day of the month. Am I right? Today being Friday, next Monday will be already 5th. I don't know what to do. I can't enforce any late fee penalty nor eviction process whatsoever at least until the last day of December? Should I take it as a pricy lesson and assume the due date for the rent is 30th or 31st of each month and enforce if he still doesn't pay the rent? I am stuck and don't know what to do. Any advice or comment will be greatly appreciated.