Consistently late rent

[Mitch Turgeon]

This is my first and only rental property, so I am learning as I am going here.  I have a family renting from me for the second year now. Rent is due on the first with a 5 day grace period.  Since we renewed their lease in September every month has been assessed a late fee, non of which have been paid.  Rent is paid at random times and one 4 weeks late.  My tenant is telling me that February rent, due on the first, will be sent on the 10th.  I will asses another $100 late fee for this month moving my running total of layers fees to $600.  Do I begin eviction or put up with the BS to collect the extra $100 every month. Side note....they take amazing care of the place and I am sure I will have to take the late fees out of their deposit.