Next steps against a tenant who is not paying?

[Vincent Plant]

Well I’m about 3 years and 6 rentals into my landlord career and I finally have my first tenant refusing to pay. Rent is about 10 days past due, and the quarterly utility bill is about 30 days past due (it’s tied to the lease I inherited on this property).

My tenant never said a word as we approached the due date. When I noticed she hadn’t paid I reached out. She said “give me a late fee, I’m waiting on my stimulus.” So if I hadn’t reached out I guess she would have just ignored the due date.

I’m not sure on the laws yet in my state regarding eviction moratoriums and covid restrictions, however I know the work she is in is not shut down.

I’m hoping she will pay in the next few days because we have been down this road before, but she never just ignored the due date. She always gave something on the 5th. She hasn’t sent over one dime this time around and I have a feeling she’s trying to hide behind the pandemic and “incoming stimulus” to get over.

I sent her a late notice email for documentation, stating that I will serve her a pay or quit notice next. But honestly I have no clue what to do next or how to actually send a pay or quit notice.

What should I do?

Thank you.