Tenant paid late rent two consecutive months

[Divya Sosa]

Hello guys, 

I have a tenant who started leasing my residential property in March'24. The rent comes on time for March, April and May. June they paid late rent with the penalty. July they are going to pay late rent again. Tenant says that is due to kid being sick and she missing work due to that. I sympathize with the tenant but I am thinking to send them an email reminder that rent is due on 1st of the month and its not okay to continuously pay late rent. 

Tenant have a co-signer on the lease. Would it be wise to send them an email strongly indicating that its not okay to make late rent payments continuously and that the co-signer needs to step in during these kind of circumstances?

I am thinking to send them a lease violation notice in August IF the August rent is also late. Which I suspect will be the case again because there are only three weeks between the July rent payment and Aug due date.

 And perhaps in that case, I am thinking to offer them cash for keys to vacate the property (After the property is vacated and condition of the property is verified) rather than hoping that this will get any better. 

Any suggestions are welcome. 

Thanks in advance