All Forum Posts by: Rema W.

Understandable... I'm considering evicting this tenant because he's consistently late.

BTW I have a 50 one time late plus a per day late fee of $5, which in his case I should raise. 

Good point.. I assess a $50 one time late fee and then 5 per day, but I agree I should raise the per day rate 

I have a quick question about how you're calculating late fees.  (Each morning after the 5th or COB after the 5th?)

In my lease, Rent is due on the 1st, and I assess a $5 per day late fee for any rent that is received after greater of 5 days.  

Do you wait until the close of business to assess the per day late?  

Or do you assess the late fee on the morning of every day after the 5th? 

For example on the morning of the 6th, I would assess a per-day late fee. And the same on the 7th. 

Or would you wait until the COB of the 6th to assess the per-day late fee? 

I'm redoing a rental.

We've replaced the subfloor and are going to put vinyl plank flooring. 

What sequence should it be installed in the below? 

I need to put down the toilet, bathroom vanity and kitchen base cabinets. 

Should it be installed before the vanity, before the toilet? 

I'm considering relocating my electrical water heater outside for rental home I own. 8

What the pros and cons? What should I be thinking about?  What type of enclosure? 

The existing space is small and I'd like to repurpose the area. 

The house is Louisiana with typical weather of down south. (winters of 30 degrees). 

@Ishmael Johnson, just as a follow-up, the 5-day waiver I'm referring to just applies to Louisiana. I'm not sure what about the states you invest in. 

@Kris 

@Kris L. Thanks for the feedback, I appreciate the perspective. See the text below from Lousiana's law. NOLA, just summarizes the law. (Google CCP 4071 which is the Louisiana statute) https://law.justia.com/codes/l...

The tenant has terminated the lease by non-payment of rent. The waiver is included in the lease.

See below for the text. 

CCO4791 - A lessee may waive the notice requirements of this Article by written waiver contained in the lease, in which case, upon termination of the lessee's right of occupancy for any reason, the lessor or his agent may immediately institute eviction proceedings in accordance with Chapter 2 of Title XI of the Louisiana Laws of Civil Procedure. https://law.justia.com/codes/l...

@Ishmael Johnson, the state is Louisiana. I don't think the moratorium will prevent the eviction. The 5 day notice waiver is a clause that I add to my leases. It prevents the "wait" from being able to schedule an eviction.  Without it, I would have to post a 5 day notice, then wait for 5 days before going to the court to schedule an eviction date. 

@Theresa Harris Good Point. I've let them know about the need to pay the current month's rent. Save their credit and move on without blemish. 

FYI... As I wrote this it became clear. I'm going to present him the best option for himself. Pay September's rent. 

Leave without a blemish on his credit and receive his security deposit by ensuring I don't have to do a "trash out" 

If September's rent isn't paid, I'll have to pursue eviction and I won't be assured he'll be out in Oct.