Late rent and other issues

[Danielle Scott]

I own a home in Little Rock AR and moved to Texas for work in June. The past three years I rented out my spare bedrooms to three other girls while still living there. Now that I've moved they're more like tenants but I still stay there when I go back home from time to time. A lot of my stuff is still in the home as I only brought bedroom furniture with me to texas. Ever since I've been here they never pay the rent on time! I've always given them a 2 day grace period if they needed the extra time which has translated into that's when it's due every month. The rent is mailed on the 1-2 of the month getting there around the 9/10 making it very late. When I went home last I found out that two of them were letting people use my bedroom (with all my stuff still in it) and a drunk person urinated all over my mattress. I had to replace the mattress which cost me $490 and a day off work when I really need the money. The one that let her drink friend sleep in there offered to pay and I told her to give me $350 and we'd call it even since the mattress was 8 years old. She hasn't reimbursed me and I'm just waiting for the rent to be late again this month. Its a tricky situation because a significant amount of my stuff is still in the home and I feel like I shouldn't have to harass grown women that are doctors and pharmacists to pay rent on time and don't let people crash in my room! Very frustrated with them and have the right to lock them out with how many times the rent has been late but don't want to deal with it. I bought a lock and put it on the door. Advice on how to handle getting repayment for the mattress or rent on time?

[Jacob White]

Little Rock lawyer here.  Sounds like a PM is the way you should go; I wouldn't involve a lawyer immediately.  You can get a PM before the lease expires.  I would do it immediately.  If they're won't cooperate at that point, then call an attorney.

Also, love Jen's idea about paypal.  An alternative is Venmo, but at the very least you should not be collecting rent via check.