Hello, Everyone, Happy New Year!!

Although my tenant did pay their rents, but never on time and never follow the lease term, I did not fuss about it since inception till now.

I was very nicely to ask them if the payment can be "autodraft" (after I listened to your websnar. But they said NO.

Then, I was told to ask if I pay the fee 2.9% to Paypal, will they pay the Paypal, they said NO.

After I picked up the rent today, the postmarked was four days late, and I was nine days late to get the rent. I told them about it,

Now, they said " they were being harassed".

Can you tell me how or what in the lease (for the next time) that the term will be Autodraft, no more a grace period?

Can someone use this payment method? how it works? if the tenant reject to do Autodraft.

Depending on your state law you can enact a change of terms by giving a 30 to 60 day notice of the new terms. There are usually no restrictions on m2m leases, fixed term leases you may have to wait the term for certain changes.

"Notice, due to consistent late payments, a late fee of $$ will be enforced beginning April 1. Rent is due by close of business (5pm) on the 1st (whatever date) and is late thereafter. There is no grace period. A $50 (whatever) late fee will be assessed on any rents paid after close of business on the 1st."

"Notice effective April 1 rents must be paid by autodraft into bank account xxxxx."

For me, it's simple. It's my place, it's my lease, they pay according to my rules. They don't like it, they get to go live elsewhere.

In my lease I specify money order or bank cashier's check. No personal checks. They either drop it off at my bank in person, or they can risk the slow-poke mail service that looses letters. Either way, I don't care, but if I don't have rent by 5 PM on the 1st, late fees accrue. If post office's fault, not my problem.

I charge late fees of $5 per day after the 1st. We cap out around here at $150 total, but they've been through eviction court by then.

1st Rule of landlording. Landlord is in charge, Tenant is not. This is your property and your lease.

If you have a lease then get it out and read it. See what teeth you have if they are late. Copy those sections and send them a written notice that they must comply with the terms of the lease starting next month. If you have no teeth in the lease. Find one with teeth and wait until the lease is up and give proper notice of non-renewal. Follow the same approach as below for month to month when you are able to give notice.

Alice,

Happy 2013! Let's get your business headed the right direction.

You get what you allow. You have trained them.

Now to untrain:

-check your state law. In MY state I can change the lease with a 30 day written notice.

-if they have broken the lease, I would declare they have defaulted the lease and if they want to stay the new terms are _______.

-(in MY state) I can evict the day the rent is late.

-rent paid the old fashioned way is $25 higher due to handling.

-Get RID of any grace period!! Who is the world ever dreamed that up!! and WHY in blazes do LLs think it's "normal"? (again check your state law)

-change from POSTMARKED to DELIVERED date as the due date. Again, why do LLs think putting something in snail mail and possibly getting lost is the same as paying the rent?!? As the Postal Service considers dropping Saturday deliveries, your rent can sit for ANOTHER 2 days.

-Autodraft = TAKE the money from their account, not sit by the phone HOPING they will call.

-all monies received are applied to the unpaid balance. Late fees continue until the account is balanced to $0.

-put the late fees on their acct. If you do not enforce them now, a judge will not give them to you later.

-"I told them____" Never argue with a tenant. It's pointless and only leads to them getting angry.

Be businesslike. Verbal communication's do not hold up in court. Legal and financial issues are best communicated with a letter. Simply send them a notice showing they still owe the late fees and that late fees continue mounting until all paid. They cannot argue with facts and numbers on paper.

-if they are having money troubles, put them on a PayDay Plan.

Alice, make a few changes and your LL life will be much easier!