Insufficient Rent Payment

[Mary Ann Casey]

I have a tenant who has paid insufficient rental payments for a few months in a row (rather than the $1,900 rental payment due, he pays $1,800). The remaining and late $100 is paid very late in the month. For the September rent due, it's October 1, and I still haven't received the $100 past due despite many phone calls with apologies and promises, messages, and texts. October's rent is due in a few days, and I suspect its going to show more of the same, and I want to nip this right now.

My question to you - how would you handle this? Increase the late fees for the past due amount? Final warning? Eviction?

Any advise or input will be greatly appreciated!