I have one tenant that has a great deal on a house. He has a 3br house for the price of a 1br apt.. Despite this, it is like pulling teeth getting rent. I have to hit him up every Friday, and by the time he covers the rent for the month it is the beginning of the next month. Yesterday, I was expecting to go and get the last $275 to cover Dec., and he texts that I will have to wait until the 29th because he spent all of his money on Christmas gifts.

I'd stop splitting the rent up to several times a month unless it was auto debit.

Collecting manually each week is way more management intensive than it's worth.

I'd bring that dude up to market rent and not care if he moved.

Obviously your kindness isn't being appreciated.

Notice of change of terms of tenancy:

Rent is due on the first, and late on the 3rd. (Or whatever)

Save that text, you can use it in the eviction. Boot them out and increase your rent. Why would you even chase this guy?

I'd go over on Christmas Eve and post pay or quit, and if he is a m2m, give 30 day notice. It can be MOST satisfying to kick a deadbeat out on Christmas eve. :)

my post got grabbed by the Mods.

It ain't gonna get better with this guy, You are perceived as weak and deserve to get abused.

Get a lawyer and get to work on getting rid of him.

Well,the man I married smoked,drank,and ate pork. Turned out he was an 'apostate' Muslim. He 'got free'as soon as he left India and never went back to it. All his family are moderate Muslims (the gentle/quiet/industrious/want to get ahead, kind). They celebrate new years as their winter holiday. But all the good price deals are before Christmas,so they spend then like everyone else. Their kids go to school with all the other kids and they want to have new things to show off too.

You get exactly what you allow.

Post the eviction notice tomorrow, Sunday.

According to your lease rent is due ________. Every month you have been late. Its time we terminate this lease and you find another place to live. This is your 30 day notice to vacate the premises.

Include your move out letter with your Notice to Vacate posting.

IF you have a late fee then include it however it sounds like you have been chasing your money every month and do not enforce the late fee. The tenant has trained you well...

Time to give him your "New Yeaes Resolution Excuse". No more tolerance of late rent or he has to go.

I have a bit of a different slant on this. It is a power play pure and simple. YOU are the infidel and any pretense at fair play is just that....pure B S. There is no compunction about lying to you and none about following the legal agreement.

I have one like that. Her Christmas gift from me is an eviction that allows her to stay until the 29th.

What ever yo do you better leave religion out of it.

If a smart lawyer were to see your posts or even the tenant-- they'll cut you up in court cause you "don't like " them.

This is how social media is-- used. Just saying I get your point but when ot of context it isn't good.

Immigrants celebrate Christmas because it is an American holiday. Our (Americans) celebration of the holiday is so pervasive in secular culture, it is NOT viewed as a religious holiday to incomers. Working with immigrants from many nations, many religions taught me this. (Well, and they've said as much.)

As a professional Landlord, with the aid of Mr. Landlord and his wisdom, I try to head off issues before they become major problems. Act now or have continual problems down the road!

Case in point. I have many friends that have inherited income property from their parents. Once their parents were out of the picture, tenants started falling behind on their rental payments. My friends that took my advice and put a "plan" into play (Phone calls followed up with a visit to the property. Then a nicely worded letter that you're trying to work with the tenant to get them back on track paying their rent on time -- expecting a response via e-mail or text'ing). If that didn't work, then an "official 3 Day Notice to Pay Rent or Quit! Then another conversation they must pay half the rent by the 5th and the balance by the 15th or it's out of your hand and the attorney will take over with an eviction.

Why not just hit them over the head with an eviction. Because you gain evidence with the above that the tenants didn't withhold rent because of a issue with the property. They would have responded in the email/texted message -- No Hot Water Not paying rent until you fix it! Instead an excuse they will have some money is a few days. Now you can prove to a judge you tried to work with your tenants, even accept rent via a could of payments, but they had no intentions of paying you the rent.

Absolutely Myob of GA, I would post it Sunday AND Xmas Eve. This tenant has no respect for his LL. Unfortunately, Don of PA has let the situation fester by letting the tenant pay late without late fees and LL continues to chase the rent.

675 to 875 = 200 x 12 = 2400 extra rent. What will spruce up costs; paint ceiling flat white, walls medium gray tone in egg shell and trim and doors off white semi gloss. paint the kitchen cabinets semi gloss white, replace the counter top with a lowes stock laminate countertop. upgrade the dated lighting. replace broken cover plates, spray paint the hot air returns or hot water baseboard or radiators. remove all carpet expose hardwood floors and repoly hardwood floors. Install 2" blinds throughout the entire house. IF no hardwood install click vinyl entire house. Update or spray paint appliances. Basement paint the walls and if there is a finished ceiling paint it too. Use drylok on the walls if there is a moisture problem. Paint the concrete floors in the basement. Paint the front door a color that pops. Pressure wash the front porches, sidewalk and driveway. IF driveway is paved when weather breaks re coat it. Once you completed the sprucing up will the unit rent for 875 or 925?

Spruce up could cost you $5,000 more or less???

PLUS you are raising rents but I wonder IF the tenant sees any value to the increases. Yes your costs increase: taxes, insurance, monthly maintenance, and utilities cost IF you pay utilities. However you have done nothing to the unit since this tenant has moved into the unit. He may not see the value to the unit. The landlord does not care WHY should the tenant care!!!

MAYBE consider sprucing up the basement have the tenant move his stuff away from a wall about 10'. When you are working on the walls make sure to cover the tenants stuff with plastic. Also use a paint that is no voc/odor. I guarantee the tenant will complain IF he smells the paint odors. You may pay a little more for the paint but it will be worth it. HOWEVER if you need to use drylok you may want the tenant to move so you don't have to continue to deal with him moving stuff and paint odor issues. I think it will be easier to evict the tenant OR if on a month to month do not renew the lease.

ANOTHER Option...

NOTICE rent increase and late fees.

Dear Mr Tenant: This is 30 day notice that the rent will increase from $675 to $975 starting February 1, 2018.

Rent is due on the 1st of every month. IF paid after the 3rd there will be a late fee of $50.

Don, I had a similar experience. It DOESN'T get better. Getting them out allowed me to get tenants who pay market rent on time. Win - win. Add the rent you're missing along with the extra time you have to invest with this tenant.

'He is a good tenant in other aspects'- that's the kind of tenant for me. Long term resident will make up for increased rents in reduction of turnover costs.

Long term tenant also isn't bothered by some of the wear and tear, and that doesn't mean the place is a slum. How many of us have unfinished projects, or 'get around to it' projects in our OWN houses, but they don't bother us. If a landlord wants top dollar, those little items will all need to be fixed, even if just cosmetic. And then, that top dollar tenant decides after two years they want to go to the new place down the street, because it has newer updates. Now, those wear and tear repairs done before that last tenant aren't warn, but now they are dated.

At least that's my view of my C class properties. I like late fees, as long as I get communication, and they can get caught up by month end.

Landlord to tenant:

Don, You are being played, plain and simple. A new plan will only delay the inevitable. This will only get worse.

Your res is in over his head. Help him get out ASAP. Do NOT accept any more promises. He will not change until pressed with a deadline that has real consequences. If not out by this weekend, evict.

A res who does not pay is NOT a good tenant. $150-200 low each month for the past few years is $1800-2400 EACH YEAR you have already lost on this guy.

You have been losing money on this guy AND he's causing you stress. When he's gone you'll breathe a great big sigh of relief.

Get strong, Stay strong, and take care of your business. You can do it!