Lease expiration coming.

[Nancy Carr]

I have a tenant whose 1 year lease will expire in a couple months.  It is setup to go to month-to-month at that point, and I'm trying to decide whether I want to let it roll to month-to-month or let her know it will not be renewed.

The reason being she has been late on rent in the past 12 months 3 times.  She has always gotten caught up and paid the late fees.  The only other issue I have had with her is that she had a car parked on the front lawn.  After I brought it up, I haven't seen it happen again.  I'm leaning towards letting it roll over to the month-to-month because she has been good tenant other than the few late rents.

Other than being late, she has been a good tenant, no damage to the unit in my walk through a few months ago to replace the furnace filter.   

So my question is, what is your threshold of late rent payments when it comes to lease expirations and subsequent roll over to month-to-months?  What has your experience been?    

Thanks!

Nancy