Notice to quit

[Robert Davis]

Hi all,

I have a tenant that continues to get worse and worse with rent payments. Their communication is painful and they refuse to pick up the phone. I have been extremely patient but we are moving in the wrong direction. They were originally on a 1 year lease and now are month to month with 60 days notice written in the lease. Can i issue a notice to quit for 60 days out and put the reason as "Consistently late on payment"?

Any insight would be greatly appreciated! 

Thank you