Tenant Pays Rent Late Every Month, now a month behind, what should I do?

[Brandon Jones]

Hello, BP Community!

I have a tenant who has never been able to make rent on time, they are typically making partial payments throughout the month to get current on rent before the start of the following month. At this moment, they are a full month behind on rent ($2,245 including the late fee), they are about to have a balance of $4,340 at at the start of August? What should I do? Their 1 year lease end Oct 31st, even if they are able to keep paying rent, albiet late, should I plan to let them know I wont be renewing their lease at the end of the term? At first I assummed the late rent would get resolved and they would be in better shape to pay on time, unforuntatly, its been 8 months of the same late rent. 

Thanks for any help and advice. 

Brandon