Rent Lost in Mail? (by Jeff [NC]) Jun 11, 2018 4:24 PM|
Rent Lost in Mail? (by NE [PA]) Jun 11, 2018 4:32 PM
Rent Lost in Mail? (by Ken [NY]) Jun 11, 2018 4:41 PM
Rent Lost in Mail? (by plenty [MO]) Jun 11, 2018 5:12 PM
Rent Lost in Mail? (by Hoosier [IN]) Jun 11, 2018 5:21 PM
Rent Lost in Mail? (by Carolyn [MO]) Jun 11, 2018 5:58 PM
Rent Lost in Mail? (by Deanna [TX]) Jun 11, 2018 6:10 PM
Rent Lost in Mail? (by NC INVESTOR [NC]) Jun 11, 2018 6:11 PM
Rent Lost in Mail? (by #22 [MO]) Jun 11, 2018 6:31 PM
Rent Lost in Mail? (by OPM [OR]) Jun 11, 2018 6:32 PM
Rent Lost in Mail? (by RathdrumGal [ID]) Jun 11, 2018 6:33 PM
Rent Lost in Mail? (by Jeff [NC]) Jun 11, 2018 8:12 PM
Rent Lost in Mail? (by JB [OR]) Jun 11, 2018 9:10 PM
Rent Lost in Mail? (by Robert J [CA]) Jun 11, 2018 11:04 PM
Rent Lost in Mail? (by rentON [PA]) Jun 12, 2018 3:37 AM
Rent Lost in Mail? (by myob [GA]) Jun 12, 2018 4:04 AM
Rent Lost in Mail? (by Vee [OH]) Jun 12, 2018 4:43 AM
Rent Lost in Mail? (by Andrew, Canada [ON]) Jun 12, 2018 5:56 AM
Rent Lost in Mail? (by s i d [MO]) Jun 12, 2018 6:11 AM
Rent Lost in Mail? (by Jeff [NC]) Jun 12, 2018 6:25 AM
Rent Lost in Mail? (by cjl [NY]) Jun 12, 2018 6:43 AM
Rent Lost in Mail? (by #22 [MO]) Jun 12, 2018 8:59 AM
Rent Lost in Mail? (by JB [OR]) Jun 12, 2018 9:20 AM
Rent Lost in Mail? (by Andrew, Canada [ON]) Jun 12, 2018 11:20 AM
Rent Lost in Mail? (by Pmh [TX]) Jun 12, 2018 3:21 PM
Rent Lost in Mail? (by Sisco [MO]) Jun 12, 2018 3:48 PM
Rent Lost in Mail? (by BRAD 20,000 [IN]) Jun 12, 2018 11:08 PM
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Rent Lost in Mail? (by Jeff [NC]) Posted on: Jun 11, 2018 4:24 PM
Just had new tenants move in May 1st. Collected May rent and SD in person. Tenant said they mailed rent on June 1st but I haven't received it yet (if it was actually mailed). Tenant swears they mailed it but has no money order receipt (proof). This one is a first for me after 18 years in the business. Has anyone ever had this legitimately happen to them (rent was really lost in the mail) or is it just another lying sob story to try and avoid paying rent? Thoughts?
Rent Lost in Mail? (by NE [PA]) Posted on: Jun 11, 2018 4:32 PM
No pay, no stay. 1 month in to tenancy, any signs during screening? --50.107.xxx.xxx
Rent Lost in Mail? (by Ken [NY]) Posted on: Jun 11, 2018 4:41 PM
I have had it legitimately happen but long term tenant who showed me a receipt for money order and got to work figuring it out and got it straightened out.In your case I would give them an eviction notice,no proof of anything and first month they pay after moving in,just start the eviction process --72.231.xxx.xxx
Rent Lost in Mail? (by plenty [MO]) Posted on: Jun 11, 2018 5:12 PM
Yes it's really happen. If its lost then they should still have the money. Or think of it like this, you have not 23rd received rent, rent is outstanding. Send them notice for late fee and process of what's the next important date... Filing. Was it due on the first? Today is the 11th. What does your lease say? That's what you both agreed to do, read the lease and fulfill your role. Pretty simple. In my case tenant still had funds in the bank, wrote me another check and we all believed it was lost... About three weeks later it showed up, fairly tattered. So they used it to pay next month's rent early. No money order receipt most likely means they didn't purchase it yet. --99.203.xx.xxx
Rent Lost in Mail? (by Hoosier [IN]) Posted on: Jun 11, 2018 5:21 PM
I'd give benefit of doubt but as others say they should still have the cash so in this case tell them you need certified check from bank and then they can cancel other check with their bank. I would add late fees and if you want to be really nice then tell them if they make 6 consecutive on-time payments then you'll refund the late fees. :)
Rent Lost in Mail? (by Carolyn [MO]) Posted on: Jun 11, 2018 5:58 PM
My tenants are responsible to get their money to my bank account, and rent counts as paid when the bank gets it.
However, over the years when renters mailed rent to me I have had tenants actually mail rent that I didn't get. If this was a trustworthy tenant, I was rather flexible with them and we worked things out..
Once I got the mail with a payment a couple of months after it was sent. It had been addressed correctly to me, but somehow got sent all over the country before it ever got to me.
Another time a person who worked in a branch post office was stealing mail that was being processed. He got fired. I remember I eventually got the stolen check covered, but I have forgotten who paid it.
There were a couple of others like that.
Then there was the time that an envelope was delivered to my house through a slot/door arrangement. Somehow it had gone through the chute and ended up under a radiator near the slot. Fortunately when the tenant said she had mailed it, I believed her and searched around carefully and found it.
Some time ago there also were times when I had less reliable renters who lied and eventually I evicted.
Rent Lost in Mail? (by Deanna [TX]) Posted on: Jun 11, 2018 6:10 PM
It happened once. The guy had gone to the post office; he bought a MO; he put it in an envelope; he walked ten feet over to the slot and dropped it in; and it vanished. Or at least, that was his story. He had the MO receipt, so I printed out a set of instructions on how to track/reclaim a lost USPS MO, and had him give me the rent again while his claim went through the system. I never did hear how it turned out... I ended up evicting him a year or two later for other issues related to nonpayment.
But the morning after it was clear I had a "lost in the mail" situation, I was at the bank setting up an account for my tenants' deposits. Ever since then, whether it's been bank deposits, or autodraft, or paycheck deductions, or Chase QuickPay, or whatever-- I haven't trusted the post office to fill my needs, and I transitioned everyone over to a new method that fit theirs as well. --96.46.xxx.xx
Rent Lost in Mail? (by NC INVESTOR [NC]) Posted on: Jun 11, 2018 6:11 PM
I have had it happen back in the dark ages when I still accepted checks (pre 2008). They had it set up through the bank for auto pay to arrive on the 1st. They sent me a copy of the banks notice that the check had been sent. Since it was already 8 days after the bank had mailed it she stopped payment and resent a check. It was lost forever since neither she or I ever received it.
It also happened with other tenants using bill pay and only one ever arrived...20 days later. Turns out the address was correct but the PO delivered to the wrong address and the first recipient forwarded it to me.
Another reason to use electronic payments. Faster and no "check is in the mail" nonsense.
Rent Lost in Mail? (by #22 [MO]) Posted on: Jun 11, 2018 6:31 PM
Never had it happen. Many times rent has been "lost" in the mail. My lease is pretty clear- no rent is ever accepted in the mail. It eliminates this problem. --173.24.xxx.xxx
Rent Lost in Mail? (by OPM [OR]) Posted on: Jun 11, 2018 6:32 PM
Depending on your state laws
due on or before the 1st, late on the 2nd, late fee on the 5th...
MO receipt does not prove mailing of course
I always have the ck mailed to me... no chance of a waiver of amount of rent --162.247.xx.xx
Rent Lost in Mail? (by RathdrumGal [ID]) Posted on: Jun 11, 2018 6:33 PM
I have also legitimately had it happen. Tenant immediately wrote another check. The first check eventually arrived 3 weeks later. Tenant just had me use the first check for the next month's rent.
Oddly, with the same tenant, next check arrived looking like it had been chewed by a dog. The check was still in the torn envelope, but the account and routing numbers had been chewed off. (this is a good tenant -- I don't think she was trying to pull a fast one.) Tenant again wrote another check and signed up for ACH going forward! --98.146.xxx.xxx
Rent Lost in Mail? (by Jeff [NC]) Posted on: Jun 11, 2018 8:12 PM
The main difference here is that it is a money order (not a check). A missing check would be easy to handle, but a missing MO with no receipt is just bad because there is no proof, just words and music. Unfortunately it is believable that they don't have the receipt as probably half the tenants are not responsible enough to keep that. It is possible that it is rotating somewhere in the mail system but the fact that this is their first mailed payment is just too darn strange or awfully convenient. And I have had rent take up to two weeks but never haven't received one (18 years and multiple rentals with envelopes I print for them addressed to myself and no problems). But the fact that this has happened to most of the responders leads me to believe that it could really be lost. Anyway 95% of me believes they are playing me but I will give it until the 15th. I have their SD and they are in the second month. I just hate to accept that I might have been fooled and may actually have squatters. I haven't had to evict any residents in years. I appreciate the feedback. --66.26.xx.xx
Rent Lost in Mail? (by JB [OR]) Posted on: Jun 11, 2018 9:10 PM
Jeff, I think your thought process is right on. I don't believe the story...just way too convenient. They're just buying time now. I also think your probably right on with your 95% figure. I think there is likely a 5 percent or less chance that they sent you a money order and failed to keep the receipt.
Send the 3 day POQ soon! NO proof of payment.
Best of luck. I hope it shows up, but don't believe it will. --50.45.xxx.xx
Rent Lost in Mail? (by Robert J [CA]) Posted on: Jun 11, 2018 11:04 PM
With many rentals over a 40 year period, it's happened to me. With some tenants more than once.
But since I make a copy of every rental payment, I look at the tenants last rent check ask ask them the following questions:
1) What was your check number and date on the check.
2) When did you mail the check
3) Where did you mail the check, location of mailbox.
Then I ask the tenant to deliver to my mailbox or leave a check on their kitchen counter and I will pick it up in in a day or two.
It is amazing that a tenant who was lying about sending the rent check won't have the check number or location where they mailed it. In that case I will demand to see their account statement showing the checks the wrote during that period or they pay a late fee.. --47.156.xx.xx
Rent Lost in Mail? (by rentON [PA]) Posted on: Jun 12, 2018 3:37 AM
What did this Tenant's credit report show when you screened them? When was the last late payment they had? This should show if you're getting played like a fiddle. --201.202.xxx.xx
Rent Lost in Mail? (by myob [GA]) Posted on: Jun 12, 2018 4:04 AM
What's the ol saying? "if I had a penny for every time i heard this". Same story - rent not in my hand is not received-- dispo filed by 5th day. you've already been dragged into the PLOY.
Heres how money orders can be stolen. Just one example and there are many. Money order has 2 parts- the front and carbon part. Tenant slips cardboard between the 2 and writes their name on the pay to order line. Takes that off and cashs it. now you have the carbon below-- tenant puts plain paper on top of carbon and places your name or company name there. WOW I have a receipt showing I wrote it to you-- SEE here it is???????
Same with I mailed it. sorry not in my hand write another payment. --99.103.xxx.xxx
Rent Lost in Mail? (by Vee [OH]) Posted on: Jun 12, 2018 4:43 AM
Time to learn about direct deposit or the better version auto clearing house where the rent is drawn automatically from tenant bank to owner bank at 11.55 the last day of each month, you can check the following morning while toast is in the breadbag and respond accordingly which would be getting the house packet out to pull the pay/quit notice (it sits in your house packet with the court paperwork blanks) and post at the proper time. Otherwise you will be singing that classic tune, -wait a minute mr postman, do you have a letter for me- --76.188.xxx.xx
Rent Lost in Mail? (by Andrew, Canada [ON]) Posted on: Jun 12, 2018 5:56 AM
Jeff, you already know the answer.
Ultimately you havent been paid, its almost the middle of the month. Start the eviction.
If a cheque really was lost in the mail, then the funds are still in the tenants account and they can pay you immediately.
Dont get sucked into tenant drama. Your bank doesnt care if the tenants cheque is "lost".
If the cheque actually does arrive in the mail, you will either return it or use it for julys rent.
No one wants confrontation, but this isnt passing the basic sniff test. --65.94.xxx.xx
Rent Lost in Mail? (by s i d [MO]) Posted on: Jun 12, 2018 6:11 AM
As others have said, 95% chance tenant is lying.
But it really doesn't matter if they are telling the truth, does it? It is the tenant's DUTY to ensure the rent is delivered to you on time. If they CHOOSE to use the USPS as their middle man to get you the rent, then their beef is with the USPS, not you. They should have been calling dear old Aunt Tilly asking to loan them some money to tide them over until the mysterious missing money order either showed up or was canceled and refunded. But no, they dumped this in your lap and blamed the post office. Typical deadbeat behavior! Don't be the sucker who falls for it.
Start the process for eviction today. You've already given then 12 free days of rent. That's more than plenty of time for them to have taken action to resolve this issue.
The other lesson learned here is to stop accepting mailed rent. It's 2018. Everyone with a bank account can use auto-draft or direct deposit. For tenants who do not have bank accounts, have tenants deliver the funds to your bank personally and deposit directly into your account. Easy cheesy! --173.19.x.xxx
Rent Lost in Mail? (by Jeff [NC]) Posted on: Jun 12, 2018 6:25 AM
Thanks for the responses. Obviously the tenants screened well which is why I am here, and in some cases I do use ACH or Google Wallet/Pay or Paypal. But we are in the business of folks who do not usually use auto drafts otherwise they would own houses and we would not have as many tenants, so you have to cater to the crowd out there. Again this was a "lost" money order situation, not a check, which are completely different. This is making me consider using drop boxes for the properties nearby but this is also an outlier for me, so I might just carry on what has been working for years. Hopefully these people don't turn out be be garbage, we have too much of that already. --57.68.xx.xx
Rent Lost in Mail? (by cjl [NY]) Posted on: Jun 12, 2018 6:43 AM
Hey Jeff NC - I've had it happen twice. The first time the tenants received the mail back about a month and a half later (returned to them). I don't recall why/what happened but when they handed me the money order it was dated timely. The only problem was that it wasn't a full amount (which they didn't tell me until then). That was about 5 years ago?
This past year I moved someone in and collected the first and security. I believe the third month (as the second month they came in the office and handed the payment to us) they asked if they could mail it instead. Of course they can. The problem? We didn't receive it (even though they even texted me and said "just dropped it off to the PO" a few days before it was due). They are younger and I waited a few more days. Then I called them and said "still nothing - late fee is now owed and we need payment ASAP or we are beginning eviction". He called and said "I will come to your office right now and pay it but I did make this payment". I told him when he handed me the rent that if it comes in and is dated on the envelope appropriately AS WELL AS the Money Order numbers match - then I will waive the late fee.
Guess what? It came in the very next day - however, it's because they totally did not address it correctly. Sad, really to think that someone that went through school and graduated has no idea how to mail a letter to someone. I think the PO people had no idea where it was suppose to go as the envelope return address was ours and the "to" was his then there was a bunch of arrows (not sure if the tenant did those or the PO).
Now he has us on as a "bill pay" and we receive his checks directly from the bank.
So yes, it can happen but there is typically a reason for it (stamp falls off or wasn't put on, gets shredded somehow or just gets stuck to another letter, etc).
Rent Lost in Mail? (by #22 [MO]) Posted on: Jun 12, 2018 8:59 AM
This is a 99.9% fail rate situation. Tenants only lose money order receipts when they don't exist. --174.234.xxx.xx
Rent Lost in Mail? (by JB [OR]) Posted on: Jun 12, 2018 9:20 AM
LOL, not always true #22. I just received payment via money order from tenant. It came with no signature; month rent was for was scribbled in signature spot. But that wasn't even the best part. The attached receipt tab had never been separated and was still attached to the money order...they never stop amazing me with new ways to screw stuff up! --50.45.xxx.xx
Rent Lost in Mail? (by Andrew, Canada [ON]) Posted on: Jun 12, 2018 11:20 AM
They may be telling the truth.
But its not your repsonsibility to try and determine if they are.
They signed a contract with you. You are expected to uphold your responsibilities and so should they.
Coulda, woulda, shoulda, he said she said......its not your problem.
Rent hasnt been paid and its almost 2 weeks late. --65.94.xxx.xx
Rent Lost in Mail? (by Pmh [TX]) Posted on: Jun 12, 2018 3:21 PM
as Andrew said. --104.218.xxx.xx
Rent Lost in Mail? (by Sisco [MO]) Posted on: Jun 12, 2018 3:48 PM
Jeff, I used to collect rent in person. Cash and checks.
Several years ago I began furnishing deposit slips with tenant name written on them for tenant to take to bank with their money to pay rent.
I have since been exclusively using ACH. Also, I avoid those who are not easily garnishible.
Each step of this progression was brought on by problems with the old way of collecting and if I hadnít changed, the tenants would have failed to pay and then been evicted, a true lose/lose situation. --72.172.xxx.xx
Rent Lost in Mail? (by BRAD 20,000 [IN]) Posted on: Jun 12, 2018 11:08 PM
Jeff, Jeff, Jeff...
Give all your residents a letter today AND edit your lease:
Mail or other delivery services are not accepted for rent payments.
Your judge can delay an eviction if the res testifies it was mailed. Mine did so I wrote the new rule.
Sorry, 12 days late is unacceptable. He needs to borrow some money to cover this "lost mail" to avoid sheriff eviction.
We've had TONS of "Lost in the mail" excuses and almost every one was a flat out lie.
Then put everyone on autodraft. (TAKE the rent, not wait and hope they pay)
And scroll up to read MikeSWMO's post about HIS lost mail.
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