All Forum Posts by: Shonda Williams

A huge thanks to everyone for their help. Y’all def gave me some great advice and helped me see to things more clearly.

I’ll be posting updates :)

Yes this is our first unit. It was my house prior to marriage and we decided to rent it out.

We’ve had two other tenants and never any problems, but this one has been a different story. I’ve never heard someone come up with so many excuses. She said she will be bringing a cashiers check tonight but I’m not buying it. 

I have already shut cozy down and I have served the 10 day notice per the attorney.

Thanks for all the great feedback everyone! 

I think we will just out of the rental business and sell it. 

I do not accept partial payments. She has already been late multiple times and always has an excuse. I worked with her at first and was very nice about it all, but I’m tired of dealing with this every month.

She also has had 5 months to set up cozy for rent payments and never did so .. her reason “just didn’t do it”.  I don’t accept personal checks, but made the exception with her and it bounced. So only bank, money or cashiers check moving forward.

I’ve served her with a 10 day pay or quit (she has until the 16th). Im going to let her know that the payment she makes tonight will cover fees first which makes her fall $25 short in rent. 

I probably shouldn’t have been so nice from the beginning..she obviously knows what she’s doing all while   affording a cruise!!

Need feedback please. 

The tenant says she has $1050 of $1075, due to the cruise ship holding funds. She said she can pay the other $25 when they release it and she has it. The $1075 was rent and late fees included (bounced check $50 and late payment $50).

Lease states any funds paid goes towards fees first.

How would y’all handle this? 

Your right...I may be sorry, but she has been late numerous times and bounced a check but can afford a cruise..I doubt she is hurting for money!

Also, does a pay or quit notice include weekend days or just weekdays? 

Thanks everyone! I should’ve stated that she is in a year lease and not a month to month. 

Thank you, that gives me a better understanding of it.

She said she would pay when she got back on Wednesday, so if she does, then we start over and hope she gets the point. 

I’ve never given her a notice as I tried to be understanding. I think Kentucky law states only a 7 day notice is needed, but knowing she was in a cruise, we gave a 10 day (that’s also what attorney advised).

In text I told her that from this point moving forward only a check from the bank is acceptable and no personal checks would be accepted, however, the lease only states that if a check is returned  then a replacement check has to be bank check only. So can I enforce no personal checks moving forward (since I did put it in text) if my lease doesn’t state that?

From this point forward 7 day notice will go out on the 2nd! No more being nice!

I’m assuming if she pays and doesn’t include late fees, then we can consider that partial payment and move forward with the eviction? The lease states any lates fees are taken from the rent first.

Thanks again for all your help. 

Thank you for your reply!!

Thats another part that worries me, if we start this eviction and the Judge says "nope, she has paid, late or not, you got your money and late fees...so she can stay" then the tenant becomes vindictive. 

Ugh, the stress of it all. 

Hello everyone!

The lease says rent is due on the 1st and late after that, there is a grace period of 5 days before we add on $50 late fee.

I have a tenant who moved into the rental in November. Since then she has been late 3 times (car trouble, etc), she does a lot of 'around the mulberry bush' talking but she does end up paying the rent and adds the late fee to it.

She promised this month (April) she would be on time and was caught up on money. She dropped the check off on time and I was relieved.

She post dated a check without asking/telling me she was doing so, naturally I cashed the check since I figured she was out of her mess and now paying on time. 

Bank called said the check was going to bounce for NSF, I text her and told her this, she said her bank said it would be ok and push through.

Check bounced as I told her it would, she is out of town on a cruise and said she couldn't  pay until she gets back and got nasty about my bank pushing it through and she shouldn't (but would) pay the late and bounced check fees upon returning Wed.

She wanted to argue that she thought she had a 5 day grace and that's why she post dated the check.

At this point, I just want to be done! 

A Kentucky Attorney said to put a 10 day notice on her door (pay or quite), take photos and that will start the process. 

Looking for any feedback as this is our first eviction process. I have printed all material (text messages, bounced check, etc).

I feel guilty over doing this and keep replaying in my head that maybe she has some point on the grace period (even though she is late and bounced a check) The lease reads in two total different paragraph "rent is due on or before the 1st of month", Late fee is $50 after the 5 day grace. 

Looking for thoughts and any other advice on what we need to do?

Thank you, I hope I have explained this with enough information. Trying to keep it simple and short.