No rent by mail (by BRAD 20,000 [IN]) Oct 4, 2018 3:29 PM|
No rent by mail (by Pat [VA]) Oct 4, 2018 3:54 PM
No rent by mail (by Julie [KS]) Oct 4, 2018 4:06 PM
No rent by mail (by Paulio [PA]) Oct 4, 2018 4:08 PM
No rent by mail (by Ken [NY]) Oct 4, 2018 4:18 PM
No rent by mail (by GKARL [PA]) Oct 4, 2018 4:19 PM
No rent by mail (by NE [PA]) Oct 4, 2018 4:36 PM
No rent by mail (by Julie [KS]) Oct 4, 2018 5:28 PM
No rent by mail (by LindaJ [NY]) Oct 4, 2018 6:36 PM
No rent by mail (by WL [CA]) Oct 4, 2018 6:50 PM
No rent by mail (by BRAD 20,000 [IN]) Oct 4, 2018 8:49 PM
No rent by mail (by Ken [NY]) Oct 4, 2018 9:01 PM
No rent by mail (by nhsailmaker [NH]) Oct 5, 2018 3:00 AM
No rent by mail (by TIM [IN]) Oct 5, 2018 5:06 AM
No rent by mail (by J [FL]) Oct 5, 2018 5:28 AM
No rent by mail (by S i d [MO]) Oct 5, 2018 5:38 AM
No rent by mail (by Vee [OH]) Oct 5, 2018 5:53 AM
No rent by mail (by bet [MA]) Oct 5, 2018 6:14 AM
No rent by mail (by Annie [IN]) Oct 5, 2018 6:52 AM
No rent by mail (by J [FL]) Oct 5, 2018 7:06 AM
No rent by mail (by Salernitana [CA]) Oct 5, 2018 9:26 AM
No rent by mail (by BRAD 20,000 [IN]) Oct 5, 2018 9:52 AM
No rent by mail (by J [FL]) Oct 5, 2018 6:48 PM
No rent by mail (by BRAD 20,000 [IN]) Oct 5, 2018 7:36 PM
No rent by mail (by Robert J [CA]) Oct 6, 2018 6:26 AM
No rent by mail (by Still Learning [NH]) Oct 6, 2018 7:05 AM
No rent by mail (by J [FL]) Oct 6, 2018 9:40 AM
No rent by mail (by Ponari [TX]) Oct 7, 2018 4:57 PM
No rent by mail (by WL [CA]) Oct 12, 2018 10:29 AM
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No rent by mail (by BRAD 20,000 [IN]) Posted on: Oct 4, 2018 3:29 PM
My lease is clear: rent is by autodraft. Mail and other delivery services are not acceptable methods of payment.
- judge gives deadbeats extra time if they SAY they mailed the rent. Does ANYONE here believe they really mailed ANYTHING?!
- lotsa news stories about undelivered mail. How many stories needed to get LLs to stop relying on USPS to handle their money and business flow? Hereís one more.
ĎPostal worker made not-so-special delivery in Pennsaukení
(Philadelphia area) Photo shows 12 white mail cartons stacked by the side of the road. Article says the letter carrier quit mid-route and emptied out his truck.
Wonder how many LLs were waiting for a rent check while it sat by the road?
Stay in control.
No rent by mail (by Pat [VA]) Posted on: Oct 4, 2018 3:54 PM
I wish that I lived in your world. My world includes people that send money orders on time but with no name on them (anyone could cash). Others that I had convinced to send a bank check every month for 2 or 3 months, then pregnancy, miscarriage, used all of their medical leave time and assorted drama happened. So this month required meeting on the side of the road with partial cash & partial personal check payment. We have 20 units, I would love to have a better system. Oh, and I forgot the ones that add here's my check but could you wait until the 4th to cash it? (between jobs). --71.51.xxx.xxx
No rent by mail (by Julie [KS]) Posted on: Oct 4, 2018 4:06 PM
I find it a relief not to have a stuffed mailbox on the 1st of the month. And while it rarely happened, less chance of ME losing a check from a tenant.
Converted all of my personal units (25) & management units (50+) to electronic payment or directly depositing at the bank. Now my email inbox fills up instead of my post office box.
Cash pay sites are also becoming more popular. I think Western Union is doing some cash payment services. Here almost all money orders are Western Union. Their website might give some insight on how the process works. --104.128.xx.xxx
No rent by mail (by Paulio [PA]) Posted on: Oct 4, 2018 4:08 PM
I just treat autodraft like any other basic requirement if someone wants to rent from me....Just like no pitbulls, no pedophiles, no smoking. I donít even think twice about it. Thatís just the way it is. If you want to pay by cash, check or money order, no hard feelings but you canít rent from me. They have to get with MY program, I donít get with theirs. Once I made the switch to autodraft only, it changed my landlording life. --50.107.xxx.xx
No rent by mail (by Ken [NY]) Posted on: Oct 4, 2018 4:18 PM
Most of my tenants don't even have a bank account to auto draft it from,i prefer a money order mailed to me.About a year ago one of those companies that auto debit the rent and send it on to the landlord did the auto debit part but never sent the rent to the landlords,how many of you could afford to loose every one of a given months rent and survive? --72.231.xxx.xxx
No rent by mail (by GKARL [PA]) Posted on: Oct 4, 2018 4:19 PM
I only have two checks by mail; one is a rep payee and the other is a business that rents commercial space in one of my buildings. Other than that, everyone deposits directly in the bank or uses Zelle. Rooming house tenants use a cash box for now, but I've got a couple of them on Zelle as well. --209.122.xx.xxx
No rent by mail (by NE [PA]) Posted on: Oct 4, 2018 4:36 PM
I can honestly say that losing EVERY rent check for 1 month would be horrible. However, most of my tenants are happy to have auto debit with the rents. If the company doing it screwed me, what could I do? Nothing. I guess it would come down to researching the company that handles it.
I verify that auto debit has been set up just like electric has been transferred to the tenants name before I will let them sign lease. No verification. No lease signing.
I wonder if there is any insurance against this? Whatever happened with that story too? I remember resign it here, but don't remember the company. --50.32.xxx.xx
No rent by mail (by Julie [KS]) Posted on: Oct 4, 2018 5:28 PM
As my agent informed me, there is no insurance against a company not delivering your proceeds to you after collecting them. Even if you have some cyber schmyber clause in your business policy. There is currently at least 1 class action suit pending I believe. Several other smaller suits as well. A simple way to eliminate this problem in the future is to eliminate the number of hands on that money between the time it is collected & the time it hits your account in that 3 to 5 day float. If I'm shopping for a new vendor I'm looking for 0 day processing where the money hits my account the next day.
And if you did a little extra work there were ways to get those transactions reversed & re-drafted & mitigate the damages. Which took some hours but my owners came out whole for the most part.
And LLs weren't the only ones whose money didn't make it to them. The 3rd party processor processed for a lot of other businesses that didn't get their money either. --104.128.xx.xxx
No rent by mail (by LindaJ [NY]) Posted on: Oct 4, 2018 6:36 PM
I don't care how they pay me the rent, as long as I get the rent. --108.44.xx.xx
No rent by mail (by WL [CA]) Posted on: Oct 4, 2018 6:50 PM
Someone mentioned Western Union above. Seems they convert cash payments and deposit it directly into your bank account and charge the fee to the tenant. This looks good for rental payments - instead of a money order, direct deposit with no wait. --174.65.xx.xx
No rent by mail (by BRAD 20,000 [IN]) Posted on: Oct 4, 2018 8:49 PM
To those who say their residents don't have bank accounts, many really do, they just don't want you knowing it.
SS checks are direct deposit into a bank account.
Factories are direct deposit.
That leaves VERY FEW who cannot get an account.
A local LL has them buy a Bluebird card at Walmart ($4.95 set up, can be reloaded with cash or debit card for free). ALL her rents are automatically drafted from the credit card for a small processing fee. She figures the fee is a cheap worker while she travels the world.
AT LEAST have them deliver the money to your deposit only account at the bank.
PLEASE!! No more meeting folks in dark parking lots to pick up cash!!
No rent by mail (by Ken [NY]) Posted on: Oct 4, 2018 9:01 PM
Brad,I don't collect rent in person,they mail it or I send someone with an eviction notice.I mail an invoice with a pre addressed and stamped envelope and they mail it back,no big deal --72.231.xxx.xxx
No rent by mail (by nhsailmaker [NH]) Posted on: Oct 5, 2018 3:00 AM
my lease states they have to get it into Bank account XXXXXX by end of banking on 1st.
If they dont they lose the $50 prepayment rent discount
If not.... that evening or the next day they get a demand and eviction notice on their door --24.34.xx.xxx
No rent by mail (by TIM [IN]) Posted on: Oct 5, 2018 5:06 AM
Almost all of my residential renters pay via online or take it the bank for me. No one mails it. now my commercial accounts, nearly 50% mail it. They won't budge. They want the check written and signed, don't trust on line payments (eye roll...) With that said, starting in 2019... all better figure out to get the $$ to the bank and not to me via mail. --67.143.xxx.xx
No rent by mail (by J [FL]) Posted on: Oct 5, 2018 5:28 AM
I had some tenants who moved out in June. They were both only 20 y.o. at move in. I'm not even sure that's millenial anymore, maybe Generation Z?
Anyway, when they paid second month's rent (we did not have electronic payment set up yet, that was set up for third month), instead of receiving in in the mail, I found it left in an envelope on the front doorstep of my personal home, which is just a mile from this rental. I thought it was weird but since they gave me the money I decided not to make an issue of that.
Then they paid electronically the rest of the tenanancy and two years later they wanted to move out. I told them I needed a letter confirming that. So again I found a letter left on my front door.
I started to wonder if these young people even know how to use the US Mail and went online and there it was. Articles about young millenials not knowing where to buy stamps or how to address an envelope. And letting their own snail mail sit unopened.
No rent by mail (by S i d [MO]) Posted on: Oct 5, 2018 5:38 AM
I agree with the statement, "I want the fewest possible hands interacting with MY money."
To that end, the fewest hands are a payer and a payee for a total of 2 sets of hands. This is why I LOVE my 'take it to my bank' system. Yes, I offer auto-draft as well and let my tenants choose, but it comes down to most of them LIKE paying at the bank.
No third party to take tenant's money and not pass it over to me.
I've also taken Brad's idea of having credit card charge authorization incorporated into my lease. I'm 2 for 2 lease signings with folks filling out the sheet, signing the authorization, and so now I have this as a back up in case money fails to show up as agreed.
Is my system perfect? Nah... Is it better than USPS? I haven't heard "the check is in the mail" for over 7 years. Non-pays are down to almost zero.
No rent by mail (by Vee [OH]) Posted on: Oct 5, 2018 5:53 AM
After reading the responses here I think over half of them are living with Jed Clampet before the oil was discovered, Wimpy will gladly pay you Friday for a hamburger today. I urge you to smell the coffee, the aroma should last longer than the taste, visit housing court and observe the stories you hear comparing to what you allow. --76.188.xxx.xx
No rent by mail (by bet [MA]) Posted on: Oct 5, 2018 6:14 AM
Recent new tenant refused to have rent deducted on the 1st, because they get paid on the 5th. Not my problem, they signed a lease stating rent is to be auto drafted by the 1st. They turned out to be real losers and I am canceling the lease and they are moving out. My Rules, not theirs! --74.104.xxx.xxx
No rent by mail (by Annie [IN]) Posted on: Oct 5, 2018 6:52 AM
J - I agree, some of the younger ones do NOT know how to address an envelope, or fill out a money order. A lot of them send the receipt they should keep as proof of purchase of the Money Order.
We had one woman that said she could not send the rent because she could not get to the Post Office when it was open (small town with better than banker's hours at this Post Office). We told her you could buy money orders anywhere, and most of the places that sell money orders will sell you a stamp and even an envelope, if necessary. We ended up not renewing her lease because of her refusal to make more of an effort to mail the rent on time. She ended up living in an area slum lord's property, and we filled her unit with a more cooperative tenant right away -- no rent lost. Karma! --75.103.xxx.xx
No rent by mail (by J [FL]) Posted on: Oct 5, 2018 7:06 AM
Annie you just reminded me, this same group didn't know how to fill out a money order at lease signing. She started to endorse the back instead of signing the front until I stopped her.
Not putting them down. I don't think they're stupid. It's the fault of society training people to be helpless. --72.188.xxx.xxx
No rent by mail (by Salernitana [CA]) Posted on: Oct 5, 2018 9:26 AM
I just wanted to throw this out there to any landlords in California. A very effective eviction attorney in the area wrote a downside to at least providing a method to deposit rent to an account. Todd Rothbard said that an unlawful detainer process can face a block if the tenant puts money into the account. I think a solution is to just return the money immediately if the landlord wants to continue the UD. --72.12.xxx.xxx
No rent by mail (by BRAD 20,000 [IN]) Posted on: Oct 5, 2018 9:52 AM
Fire the person who gave your residents (strangers) your home address!! Your PERSONAL info! Protect your safety and your family's safety.
And true, how many non-business people actually have stamps and envelopes in their home.
No rent by mail (by J [FL]) Posted on: Oct 5, 2018 6:48 PM
Sorry Brad, I'll never fire that person...
I must be one of the few people left who still likes writing checks. I don't do it for everything but I feel it gives me a better paper trail for some things I want to keep track of. --72.188.xxx.xxx
No rent by mail (by BRAD 20,000 [IN]) Posted on: Oct 5, 2018 7:36 PM
J, But please promise me you'll stop telling renters, who tell their druggie friends, who tell their friends where you sleep.
Your residents might be OK but they have a circle of friends and family who you would never approve.
Safety takes work.
No rent by mail (by Robert J [CA]) Posted on: Oct 6, 2018 6:26 AM
In my part of the world, Los Angeles with rent control, landlords can not change their tenant payment method or period of payment. Why? Because some tenants receive Social Security or pension checks in the mail and can't control the date received. Then they must wait for their checks to clear and then purchase a money order payable to a landlord.
So the only thing I can do is after a tenant has proven unreliable in making a timely payment, I request they get an automatic deposit into a checking account from their source of income and then issue me a series of 12 rent check spanning the next year.
I feel like I've been racked over the coals, but this is the only solution for tenants who spend, not save, and live from paycheck to paycheck. And those who do save a few bucks, lend out money to their drinking buddies, never to be seen again. --47.156.xx.xx
No rent by mail (by Still Learning [NH]) Posted on: Oct 6, 2018 7:05 AM
In NH unless your lawyer is the registered agent for the LLC, a millennial with computer skills can get your home address in a few key strokes. --24.61.xxx.xx
No rent by mail (by J [FL]) Posted on: Oct 6, 2018 9:40 AM
Same here Still Learning. Just go to the property appraiser website. --72.188.xxx.xxx
No rent by mail (by Ponari [TX]) Posted on: Oct 7, 2018 4:57 PM
So many great responses here - wish I could give you all a thumbs up at the end of your response.
I have not received checks in a long time. Everyone pays through Zelle or Venmo.
No rent by mail (by WL [CA]) Posted on: Oct 12, 2018 10:29 AM
Finally got one of my cash tenants to go to the bank and deposit the funds directly - he was not happy! Tired of chasing the rent and the banging on door for the rent - so notified the cash tenants to start making the deposit themselves at the bank into my account with the filled out deposit slips I gave them. I'm guessing at least one will need to be evicted over repeated slow pay and footdragging. --201.140.xxx.xx
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