long term tenant won't sign new lease

[Leo M.]

I have a tenant who has been in a house for almost 2 years.  She has always paid the rent on time and for the most part has been good with the exception perhaps of not being quite as tidy as I'd like but mostly good.

For some reason she will not sign the new lease which has no rental increase and essentially the same terms.  I have written notes, left voice mails, text but no reply.  I had spoken to her about this several weeks prior to the giving her the new lease and she seemed fine with renewing.

I am in PA so we are now on a month to month lease by state law which is not the worst scenario.  However, I do not like the tenant "making the rules or running my business".  On the filp side she has never been late and I am still collecting.  Of course I let this slide and then it could start a trend.

Should I send a her a notice to sign or move ( I have all my tenants sign a waiver of right to quit, therefore no notice needed to evict ).  Or keep collecting since she pays every month and is otherwise hassle free. 

Thanks, it's a bit of a dilemma in that a paying tenant who causes no problems is generally a good tenant and I'd like to keep them but I also like my rules/systems.

LBM real estate investor