After serving a 3 day notice, then what should I do next

[Roy Lam]

I just served my tenant a three day notice for not paying the rent. But what if she still doesn't have the rent after three days, then what should I do next? She has been always late, but this month she didn't have any money for the rent at all. Plus, she has been giving me the run around.
Should I give her the 30 day notice after the three day periood?

[Mitch Kronowit]

Originally posted by Roy Lam:

My property is in El Monte, CA and it has no rent control. I used the attorney that Mitch referred and seems to me he really know his stuff. We had the lock out last month and the eviction went pretty smoothly. Thanks for all the advice everyone gave me.

Good to hear Roy!

Now, put it all behind you, get the place re-rented, and move forth.

[Bill Riggs]

I wanted to suggest a few proactive approaches for next time: #1 Would be a clause in your lease (subject to state laws of course) that renders a long term lease into a 30-day month-to-month lease of the tenant ever pays late. That way if their financial situation starts going downhill you could change their lease status, give them notice, and a copy of a move-out letter. #2 Would be to proactively discuss their financial situation. Call the employer they listed on their rental application. Provide them with a list of churches or agencies who can help them in an emergency. Talk to references or family members. #3 Finally, ask them specifically when they are going to send you money and what the source of the money will be. Follow up with them on the day they say they will have/mail the money. If all else fails, talk them into moving out so no one has to go through the time and expense of eviction. Many judges here in PA and MD will give a tenant time to get their act together and if they don't you have to file for another hearing, which can add another month to the process. I've found it also helps you in court if you show you've been actively involved in helping a tenant get caught up. It helps burn this judicial "get out of jail free" card and speed up an eviction