How to manage a difficult tenant.

Question

Hi, I have a situation with a difficult tenant. They haven't been up-to-date with paying rent on time. They've paid eventually but it seems to be getting worse. I don't want them to slip into me chasing them for rent. I know after five days you can send them a certified letter warning them for a short period of time that they need to pay or be evicted. I live in Florida and was wondering if anyone had advice on how to word that letter or what can be done to manage these tenants better. Any advice is much appreciated.

Zana Blue · Answer

Our clerk of court has an online packet with all the eviction documents ...maybe search your clerk's office for something similar ...

Jill F. · Answer

I inherited a tenant that had been allowed to pay "whenever." I wrote a late policy that I felt was pretty generous-- max 4 lates per year, max 3 lates in a row, max 2 quit or pays. I have a three day grace period but still count lates unless notified on or before the first. Fee is discounted 50% if notified and then payed before the 7th. I quit and pay on the 7th. I accept longer payment plans on a case by case basis but require people to stay current on daily rent through each payment. It took about 5 months of referring her to the new policy... but now she pays fine.

Jackie Sladky · Answer

I agree with @Thomas S. and others about following the state code and train your tenants starting on day 1. When you screen the next set of tenants, really scrutinize their attitudes, jobs, rental histories,... I always see them in person and when they tour the place, pay attention to their questions and how they response. If I like them, I tell them a little about myself and casually drop difficult questions. I always have time to walk with them to their car while discussing the neighborhood.

Thomas S. · Answer

Read article 83.56 part 3 of your state codes. The reason you are having difficulty with this tenant sis because you have not been doing your job as a landlord in training him properly. Late payment problems are always the landlords fault for improper training.You should be serving your tenant the day after rent is due. You deliver and post the three day notice and if they do not pay you terminate their lease.Had you done this the first time, or maybe the second time, they did not pay by midnight on the date due you would have resolved all your problems.Study your state regulations and in the future if you operate by the book your problems will be resolved. The best way to manage difficult tenants is to first only provide M2M leases, no term leases. You then get rid of as opposed to managing bad tenants. That is the professional way of operating in this business.

Jason Schimer · Answer

John Anderson I tried to call the tenant today and it seems that her phone is disconnected. I called her husband and left a message. To you question of me taking care of the property I am doing everything I can to treat them right. Last month they told me the air conditioner wasn't working well so that day I sent my guy over and the next day it was replaced. Massive expense on the second month and taken care of in less than 24 hours of being notified. I'm going to the apt tomorrow to take to them.

Jason Schimer · Answer

Jill Forsythe thanks for the recommendation on how your late payment system works. I did some research and told my realtor what happened. He said he would go to the house with her realtor and talk to her. I don't speak Spanish and she doesn't speak English. He also explained how this process works in Florida. Process doesn't seem to difficult or complex to evict the tenant. Once again though, thanks for the advice. I'm thinking of starting up Rosetta Stone but until then I'm going to use him and my girlfriend as a translators.

Christina Gentry · Answer

Jason,Talk is great, but take a 3-Day Notice to Pay or Vacate with you. Hand it to them if you don't get the rent in your hand. Don't delay if this is becoming a habit. Good luck and let us know!Christina

John Thedford · Answer

You can post a notice to pay or vacate. I have had a similar situation. Our lease just expired and I declined to give them a new one. I just notified them that one more late payment will result in the statutory 15 day notice to vacate the property. If you have a lease, it may be more difficult if not impossible to get rid of them before it expires because non-payment of rent is a curable default. Post that notice as required by law..and don't give them a new lease when it expires. If you have any specific questions feel free to PM me. Also, print out Chapter 83 Part II...read it, read it again, and keep it handy. Those are your rules for dealing with tenants (good or bad).