Should I add an addendum to my lease that says "tenant is required to accept texts and provide LL with current # at all times" ?

Some of my tenants block my number when I send them this text: "Your rent is unpaid. This is your notice to pay or leave withing 3 days. Please respond via text."

When they block my #, then I have to go and post an official three day....

LL a more basic question might be does IA allow or control

+1 to OPM and Doogie. You can't add something to the lease your state doesn't allow. Does IA allow texts as legit notices?

Btw, if they are blocking your texts...are they really going to pay attention to the US Mail? I don't think method of delivery is the main issue of this situation. The issue is the tenant isn't pay and doesn't want to talk to you. How could you set up a system that would invite more communication?

One example: I go over out multiple payment options at lease signing. We have 4 options (monthly, bi-monthly, bi-weekly, and weekly). The more days paid at a time, the cheaper the rent. BUT, I let tenants know that if they have a "tight" financial situation we can switch to another method that requires a little less money today to help them stay on track up without owing a ton of late fees or risking eviction.

Does it cost them more to pay this way? Yeah, but it's cheaper than paying my lawyer's filing fee! ;-) Of course I don't phrase it that way. I say, "Taking advantage of these options makes it possible for me to give you a 100% positive reference in the future."

If you are a tenant, doesn't that sound nicer than the typical angry land lord demanding a full month's rent RIGHT NOW and I the poor tenant don't have a full month's rent right now?

Some tenants see this "flexibility" and breath a sign of relief, "S i d is willing to help me pay my rent. I'll communicate with because the first words out of his mouth aren't 'PAY OR MOVE, you #$%@ deadbeat!'" (grins)

But other tenants just ignore me regardless. Can't do anything there except send them a special delivery via the process server.

LL,

KUDOS!! for jumping on the rent with a 3 day text!

What proof do you have they blocked you?

If you are not sure they got it, post a letter on their door.

I cannot force someone to ACCEPT my notice but I CAN protect myself by stating HOW and WHERE notice will be provided.

I'm friends with an IA LL who just bumped into a delay due to how the judge interpreted the required days. As I understand it, in your state's system the 3 day notice is more critical than other states. Gotta know YOUR judge.

My lease is clear: 4 Emergency Contacts per adult on the form that authorizes me to contact them.

Communication will be to the addresses, eddresses, and phone numbers provided by the resident on their application. Any changes must be submitted in writing to management.

BRAD

We put in the lease they are supposed to inform us of any changes to their employment, phone number, e-mail, etc., but no one follows it.

The best way we have found is to post the notice on their door (we use brightly colored paper so it is very visible to them (and the neighbors).

We had one fellow who was chronically late the first year he was with us. We put a 10 Day Pay Rent or Quit on brightly colored paper on his apartment door. From that day forward (about 3 years now), and he has never been late since.

Another thing we do is if it goes to the point of actually filing in court, we pay the extra fee to have them served by the sheriff -- at work if necessary!

I serve a pay or quit notice and my Lease makes them responsible for Sheriff's Fee which is now $25. They do not get by with ignoring the Sheriff. It is a good idea to also put their employer's address on notice, so there is a potential for them to be called on at work.

A notice by text wouldn't be accepted by a judge in Oregon. I don't know about Idaho, but I'd be very surprised if a text is considered legal notice anywhere in the States.

Jeff, in what sense though? I dislike texting

for the initial contact and pre screening of tenants. Once they're in, I prefer text.

I get texts from lawyers, realtors, insurance agents, building inspectors, people looking to sell their houses, people looking to buy houses, contractors and of course my wife.

There is actually an app for that - well sorta. Its a phone call, but just not any call.

The app is called slydial

NE, I gotta say, I'm the wrong guy to ask. Texting is turned off on my (flip!)phone. I despise the idea of texting.

And for business it seems too casual. Also, I think it would be easier to file and manage e-mails.

Just my 2 cents...