Professional renter. Need advice/perspective...

[NA Burkart]

I am looking for different perspectives on this issue.  I’ve had a tenant for just over a year. She hasn’t been easy to deal with.  I was getting the rent late every month.  But the markings on the envelope showed it was postmarked prior to the due date.  Thus I could not enforce the late fee.  At one point, I finally received the rent on the 18th of the month.  I’m assuming she had a meter at work.  She would post mark the envelope, and then mail when she felt like it.

I turned her over to a PM.  Things are smooth for a bit.I got a couple of work orders for the rental.  No big deal.  Lease is up and the PM advises me that if I fix a couple things she will sign a New Year long lease.  I fix the requested items; she did not sign the lease.  I received notification that she had not paid the water bill most of the year.  Bill was $1200.00, which will be added to my property taxes causing me another 10% penalty if not paid by 11-04-14.  Because tenant would not communicate with PM, I paid the bill on 11-02-14, only to find out tenant entered into a payment plan with Water Company.  Long story short, I paid $37 for a stop payment fee and the check did not go through.

Last month, her rent was late.  She told PM she would not pay the late fee.  I advised PM to add the late fee to next month.  She was late this month as well.  Total bill for rent and two late fees was $1250.  Tenant attempted to pay the $1150 but PM’s software does not allow partial payments.  She advised PM that she was not going to pay the late fee and would discuss the matter with me.  I have an inspection and meeting scheduled with her on 12-15-14.  I told PM to drop the late fees and try to collect $1150 rent.  I told PM to strongly advise her that it needs to be paid today.  I have not been advised if she has paid.

Via text, I advised tenant that I wanted to change the furnace filter and get her input on PM.This meeting is scheduled for 12-15-14.

I am open to all suggestions, but my thinking is along these lines:

• A.  Hear her out and present her with a bill for the fees (the two late fees and the $37 fee for the stop payment of the check).  This bill would be served with a five day pay or quit.
• B.  Just serve her with a 28 day notice to vacate.

My hesitancy is this.It’s cold here and the market for tenants is slow.Especially on an $1150/month unit in this neighborhood.  She has a good enough (14 year) job history, that if need be, I can get monies through court later.

She has so much attitude that my PM doesn’t even want to deal with her anymore.  I know, I know, this all stems from my screening process.  She really is my only difficult tenant.  According to PM she is making excuses and nothing is ever her fault.  Also looking for advice on how my converdation with her should go.  I always try to treat my tenants as "customers".  I'm probably too nice.  Sound off and Cheers.