Tenant late every month for the last seven months

[Atul Mohlajee]

I have a tenant with a yearly lease expiring in November 2014.  She has been severely late in rent payments for the last seven months.  Gave her a 5-day notice every month.  She pays partially and late but pays till end of the month.  Today is July 1, and she still owes me $285 out of $1535 (Rent plus late fee)  Remaining $1250 has been paid.  This is a big problem.  If she somehow pays till November, and I do not renew the lease, she might still not leave the house and may need to be evicted.  If I rewrite the lease month to month and raise the rent and late fee by 10-15%, will that be a better option than just telling her lease is not renewed.  What are your experiences with such a bad tenant and how would you handle it now and end of lease presuming she somehow keeps paying till then.