To raise rent or not to raise rent?

[Carrie Giordano]

I have tenants in a sfh that are coming up on the end of there lease July 31st. The first year was a bit of a struggle with them, late rent payments and drama within the family. We weren't sure if we would recent to them but the property manager spoke with them and decided to resign. The past year has been much better however the VA has been directly sending their rent checks for the past 5 months. This was the first month they had to start payingagain themselves. I received rent checks a couple of weeks ago for June-Aug. then two days ago I received a text saying their was an issue with their va payment and I wouldn't be able to cash the check for two weeks. The excuse could be true but was oddly reminiscent of the first year of their lease.

Aside from late payments they are very clean and take great care of the house. As long as the rent payments are made for the next two months I do plan to resign their lease. My question is when and by how much do people typically increase the rent? Especially, when the tenants seem to not be able to pay the current rent on time? The current rent is $1195 (I've been renting the house at this rate since purchasing it           2 1/2yrs ago.)

Thanks in advance for your advice!