Help! Kansas late fees and evictions.

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I did my first two brrr deals last year in Wichita, KS and got the properties rented out. Everything has been going great, except both tenants like to pay rent about a week late , after I have to remind them rent is due. 

My lease says rent is due the 1st and late after midnight on the 3rd. Late fee is $50 and $10 a day for each day after the 4th. 

My question is how do you invoice late fees? do you put them on the next months rent or make them include it in the late months rent before accepting any of the rent?  

This brings me to the second part. Does anyone know the eviction process in Wichita or know a good eviction attorney they can recommend. I would assume that it would be effective to start the eviction process on the 4th of the month as to let the tenants know how serious the situation is. 

I don't have a problem being tough on tenants, I just need to know the proper process to execute. 

Thanks for taking the time to help a new landlord!!

[Matt Altrich]

Hi Derek, 

Congrats on your first two BRRRR deals - that's a great accomplishment!

You definitely need to have a good attorney and get these late payments under control ASAP.   Late fees should be due when rent is finally paid for that month.  There really can't be any exceptions or you're setting yourself up for failure.  It will be challenging to recoup charges in court if you made them pay some months but not others.  You need to be consistent and run your properties like a business.  

Are you using an automated payment system? There are tons available that will automatically collect rent via ETF (for free!) and automatically assess late fees as applicable.