Rent 11 days late. What should i do ?

[Rashee D.]

My tenant always pays rent late but usually before the 4th. This month the tenant still has not paid rent or reached out & today is the 11th. I already informed the tenant that there will be a late fee & she replied that she was out of the country until the 14th. That was false because i live in the downstairs apartment and i have seen her come in & out of her apartment from my camera. This is the first time that this had happened and i want to avoid this from happening again, my tenants don’t know me as the landlord i act as the middle man/property manager, what should i do ?

[John Warren]

@Rashee D. a lot of the mechanics of this will depend on where the property is located as the laws are different in different places. I manage all of my buildings in Berwyn and Cicero which is in Cook County, IL. Our law allows us to issue a 5 day notice after the 5 day grace period from the 1st to the 5th. Even really good tenants in our area typically will pay between the 1st and the 5th. 

I use the 5 day notice as an important tool in these situations. Too many housing providers don't run this like a business. When the tenant doesn't perform, I issue the 5 day notice. This starts the clock ticking on when I can file the eviction as they get an additional 5 days. 

The reality is that most tenants will immediately contact you and work things out when this happens. If there is still radio silence, I will start the process. I never intend to evict, but it is the last recourse you have as a housing provider and if the tenants know you won't actually follow through then you will never be in control again.