What to do with a troubled tenant?

[Roy Lam]

I have a tenant who always pay rent late, the rent is kind of low for a single three bedroom house in Hacienda Heights, CA. The rent is only $2000.00 with late fee of $100.00 if rent is not paid by the 5th.  But every time I texted them a few days ahead that I will be coming on the 1st, they always say they didn't get the text.  They never reply my text until when they have to tell me they don't have the rent.  It's been almost two years and I am fed up with it since the rent had gone up- so much.

My question is what can I do to either get him to pay on time? I had already raised the rent to $2000 two months ago.  Still the same problem.

[Sylvia B.]

1. Why are you picking up rent in person? It is their responsibility to get the rent to you, either by mail or electronically.

2. Are they on a lease or month-to-month? If mtm, give them 60 days notice and get rid of them. If on a lease, give them notice now that you will not be renewing the lease.

3. If rent is due on the first and is not received, post a pay or quit notice on the second. Do not wait. Look up your state laws and be sure to follow them scrupulously.