Did I do the right thing? Tenants late in WI.

[Samantha Klein]

I own a 4 bedroom house that rents for $995.00 a month and placed tenants Aug 1st of this year. The tenants did not pay rent on the 1st and I sent a text reminding them rent was due, fast forward to the 4th and I sent another text to which I got no response. The next day I knocked on the door and served the 5 day pay or quit notice. The tenant answered and of course said they've been sick and missed some work, said "I was just getting ready to text you", now that was a chuckle. She texted yesterday and asked if she could pay $400 and the remaining plus late fee on the 15th. I told her no partial payments and that rent needed to be paid in full within the notice period. I always take care of issues I am notified about within 24 hours and I absolutely expect rent on time and in full. I feel good about my decision, just hoping I don't have to evict her. Would you have done anything differently other than serve the notice sooner?

[Al D.]

I absolutely cannot stand tenants who do not reply when they are late. I stress this point during the approval process. Most get it, and proactively reach out to me if they are to be late.

I don’t start tripping until the morning of the 6th - all my leases have the due date on the 1st, with the additional four days before the rent is considered late and any late fees may be charged, as well as potential eviction process started. (I have one lease, where, after a year of almost-on-time payments, I realized that the tenants, two sisters, simply needed an adjustment for their work paydays - their rent is now due by the 10th. But they are otherwise good tenants.)

You did not mention a grace period for this tenant - as I presume would be outlined in your lease agreement. I don’t think grace periods are mandatory in WI, so you may not have one.

Personally, giving your winters and 3-4 month of on-time payments, I would accept the partial payment today on the promise of the full payment and the late fee later in the month. If they break that, then it’s on.

But document everything with them in writing, including how this is a good-faith exception to the lease terms, and does not change the Lease.