Partial payment and late fees calculations

[Mak K.]

I have a consistent situation and would like I some best advices. My tenant pays late (7 days -10 days late) but also pays the late fees. The issue is in few instances, the tenant rent plus late fees but keeps a small amount of $100-150 pending every time and pays off in next month cycle.

My late fee clause in lease states

- first day $75

- every other day $25/day

So if the tenant has $100-150, pending, do I still keep charging $25/day late fees as technically it’s still late as full payment is not received? If I go this route, tenant will have late fees way over the actual amount owned. So for tenants pending amount. If $150, the person may end up with $300-400 in late charge?

How to deal with this? I want to trend carefully as not to loose the tenant as except this, so far the person has been good tenant. I have a renewal in few months so do not want to anger the tenant.

Any suggestions on how to best deal with partial payments?