Tenant late payments

[Hogan Underhill]

When should I start considering evicting my tenants based on late payment days? How many days in of no payment would you all recommend

[Kevin Sobilo]

@Hogan Underhill, my lease gives a 5 day grace period so the soonest I can issue a 10 day pay or quit notice.

However, if a tenant communicates that a payment will be forthcoming I usually won't issue that notice unless they have a poor track record of telling me the truth and even then I will explain to them they will get the notice for accountability.

If a tenant communicates a temporary situation causing the lateness and they are otherwise a good tenant and they are communicating proactive and the situation is expected to resolve in a reasonable amount of time, I may even waive a late fee.

Tenants who pay late are just not an automatic eviction. I evict tenants whom I don't expect to pay. I have one tenant who pays late virtually every month. Over the past few years I've collected over $1k in late fees. I consider them a decent tenant. If I felt they were not going to pay, they would get an eviction notice.