How to deal with consistent late payment renter?

[Michael W.]

Hi,

I am an out-of-state investor and have a rental property in Jacksonville Florida that is managed by JWB, a local property management company. The renters have lived in the property for 2 years now, and we have a long-term rental agreement with them, the lease ends in January 2026. For more than a year now, the renters have never paid on time. The rent is due on the 1st of the month. Each month, they would pay a little at the beginning of the month, like a couple of hundred dollars, a little in the middle of the month, and the rest at the end of the month.

I've asked JWB if any actions are taken to address the consistent late payment. They respond that they send notice to the tenant of any outstanding balance, and the notice is valid until mid-month. When a tenant makes a payment, a new notice is sent and a new expiration date is set. I think that's how renters avoid eviction since they just make a little payment to reset the notice expiration date.

I know I am getting full payment from the renters at the end of the month despite the consistent late payments, but consistent late payments don't look good on the ledger when selling the property with the renters.

What actions could I take, if any at all, to address the issue?

Thank you!

[Peter Mckernan]

Quote from @Michael W.:

Quote from @Peter Mckernan:

Quote from @Michael W.:

Hi,

I am an out-of-state investor and have a rental property in Jacksonville Florida that is managed by JWB, a local property management company. The renters have lived in the property for 2 years now, and we have a long-term rental agreement with them, the lease ends in January 2026. For more than a year now, the renters have never paid on time. The rent is due on the 1st of the month. Each month, they would pay a little at the beginning of the month, like a couple of hundred dollars, a little in the middle of the month, and the rest at the end of the month.

I've asked JWB if any actions are taken to address the consistent late payment. They respond that they send notice to the tenant of any outstanding balance, and the notice is valid until mid-month. When a tenant makes a payment, a new notice is sent and a new expiration date is set. I think that's how renters avoid eviction since they just make a little payment to reset the notice expiration date.

I know I am getting full payment from the renters at the end of the month despite the consistent late payments, but consistent late payments don't look good on the ledger when selling the property with the renters.

What actions could I take, if any at all, to address the issue?

Thank you!

 Would get the full payment upfront at the first of the month and if they cannot fulfill that than start the eviction process. This will go on forever till you put a stop to it or just let it go. The PM company should be managing this for you 

 I completely agree with you. That's what I think the PM should do, but they often BS their reply by saying their policy of sending a notice and resending another notice after receiving partial payment. 

 Just do not collect the small amount.. And fire that PM company