Tenant paid late 3 months in a row

[Nina Zou]

Tenants moved in in Apr with low credit score and not very sufficient income. I rented to them because his mom co signed and lived just couple of doors away in the same community ( What a lesson! I should never rent to anyone if they are not qualified, but now it is too late.)

Rent is due on the 1st. Aug they started to pay late, 1st time I served the Notice to Quit after 6 days. Sep, the husband called me on the 6th told me wife was searching for a new job, didn’t serve them the notice because he called. They paid Sep rent on the 10th.

Oct they haven’t paid up to now. No call, nothing. I’m planning to serve the notice again. But what if they pay late every month ( I do charge a $50 late fee). I don’t have time to go post the Notice to Quit every month.

Can I terminate the lease because of consistent late payment? We are in PA.