My handholding tenant is a hairy gal.

She moved in 14 months ago and has blocked her bathtub drain 5 times now. After the first time we snaked tub through the basement cleanout all the way to sewer. Then it happened about 3 months later. Each cleanout has been the same, black hair in a soapy goo. I almost miss the previous loser Tenants, who never blocked the drain.

My Lease has; I provide drain cleaning for first occurrence and all within first 30 days, then drains become Tenant's responsibility.

I cleaned her out the first and second times then invoked her lease. For the next 2 cleanouts, I charged her $25 each time which is a real deal compared to the plumber. She(of course) did not pay, so monies received have been applied to charges first leaving her owing $50 rent(I did not charge her for latest cleanout which occurred only a month after the previous one and was also big globs of hair).

As she did not pay, I sent her a notice that her charges were paid first and what is owed is legally rent, so I started charging $5 per month Late Fees in September. She now owes $60. Furthermore, I provided a strainer for her and written instructions on how to keep drains open.

How would you proceed from here. Tell her to get a plumber next time? Keep charging with statements until the amount is worth going after?

How did you send the notice? I see that often my younger residents don't always take their mail in very frequently.

Send it by email, and also text her that she is behind on her rent due to unpaid plumbing bills caused by her neglect.

Re: hair. The first time your tenant clogged a drain with her hair, it was no-one's fault. As a licensed plumbing contractor I can say this with some expertise.

The second time it was both your fault! Yes, you the owner 65% at fault and your tenant only 35% at fault.

WHY HAVEN'T YOU INVESTED IN A DRAIN SCREEN TO CATCH THE HAIR BEFORE IT GOES DOWN THE DRAIN? It only costs between $2.95 and 6.95 retail per drain! A drain cleaning company will charge you between $50 to $100 to clean out a drain. On time you could have purchased a dozen drain screens in various sizes -- from bathroom sink, bathtub, laundry basin and shower drain.

$25 is too cheap. Charge what your cleaner charges. Wallet training only works when it hurts.

If she fails to pay you have only two choices:

1) Eat the cost and by default let her know your lease is worthless and you will continue to pay for her damages.

2) File for eviction.

I wish there were some magical formula to make non-payers pay, but there isn't so they must be moved out. Usually a bright-orange Pay or Quit duct taped on the front door makes this clear, but you must FOLLOW THRU! Don't put stuff in your lease unless you're prepared to act on it.

I've got two folks I'm sending bills to today for them leaving dumpy couches on the curb/walkway. I gave them a week's written notice to cure. No dice, so my guy picked them up on Saturday. $40/per tenant. They'll pay or I will toss them.

Ever take a glass and put some hair in it, then add Liquid Plumber or similar? (sodium/potassium hydroxide) in a few hours the hair is all dissolved.

Seems to work every time..however trusting a tenant to not splash any in their eyes may be a limiting factor,..

I agree with Sid.

"The next time" is two weeks away. Tell her if all money due is not paid before Nov rent, she will be evicted - then do it!

And let her hire & pay YOUR plumber directly at the time of the next service.