Late Rent

[Sam Leon]

I need some advice.

I have been having good luck with tenants, except one.

This one is late.

The lease started on the 25th of the month, so that's when the rent is due, and the lease says $50 late fee when more than 5 days late.

Usually I get a check in the mail around the 2nd or 3rd...he said he mailed it a few days late. I didn't make a fuss and just let it slide, and never charged a late fee.

But this time it's a bit much. I was out of town on vacation and had the mail held at the post office, I came back on the 5th picked up my mail, all my other rent checks are in, except this one. Emailed him and no reply. Waited another few days, called, no answer got voice mail. Left messages, and text. No reply until today which is the 13th and rent was due on the 25th of last month. His reply said he was BUSY, computer crashed and not able to access email (it's a web mail that one could access from any smart phone hello?) and that he DID mail the check on the 2nd and was surprised I didn't receive it.

Any suggestions as to how to handle this?