Just wondering what landlords are doing in the case where a Pay or Quit has been posted/sent (usually 5 days) which expired, and the tenant has neither left, nor paid rent.

In this case the renter says they plan to move out, but also that they plan to make rent at the end the of the week. They've rented a year, late often but paid late fees. But suddenly no more payments and after much back and forth we're at end of 3rd week.

How long do you wait?

First time I've been down this road, wanted to see what others have done/experienced.

Many of us have been down that road. Usually ends in eviction but not always. It's state specific as to when you can start eviction action.

Anyway, my pre-eviction tactic works sometimes - so here goes:

Me: You say you intend to pay by the end of the week?

Tenant: Yes

Me: Give me a check today, dated today, for your rent and late fee and I'll deposit it this Saturday (or agreed upon date)

Tenant: I would but I ran out of checks.

Me: Go to the bank today and get a starter check from your account. Banks usually don't charge for this.

Tenant: I don't want to - I'm afraid you'll cash it sooner.

Me: You want me to trust you?

Tenant: Yes

Me: then you have to trust me.

Tenant: I can't because - blah blah blah.

Anything other than a check today, dated today, I take this as tenant is lying and I start evivction immediately.

Bad tenants are the best teachers. Take notes - you are in for a teachable moment.

"I plan to do this..." = I am stalling for time and seeing how long you will believe me and let me live rent free.

Don't be fooled by this old trick. They KNOW what they're going to do, but they're going to see how long you let them get away with not paying.

When tenants won't leave, you evict them. Eviction is the legal process for recovering possession of your property when the tenant refuses to do what they promised to do in the lease. File in court, or if you've never done this before (and I'm 99% sure you have't) hire a local experienced LL/Tenant attorney to evict them on your behalf so it gets done correctly. Go to court with your attorney, watch and learn, then you can DIY next time with confidence.

Back in the day, people used to do crazy stuff like shut off the water, remove the front door to the home, or hire thugs to come physically throw the person out the front. These "self help" eviction techniques are illegal today, so don't try any of them.

Prior to filing eviction, one thing I will tell them is that an eviction filing (even if it doesn't get to a court hearing) will be a matter of public record. This gets the attention of tenants who really are trying.

I agree, they are stalling, hoping you’ll offer cash for keys, or, you’ll just let them slide. I would think they have used up all of their favors with family and friends, so can do nothing but wait for YOUR next move.

Print out and understand you local and state tenant rules, since you are unsure it would be best to use a Atty skilled with evictions, no other Atty will understand that the process needs to be completed quickly, 1 hearing to recover the unit, next is money recovery for damages seen after the furniture, good and all packages are removed, you will get keys from tenant and replace the locks so they can not return and cause trouble, the rent is billed until the unit has been returned to the manager/owner. Them you get more training on getting a better tenant.

They are playing chicken. He who flinches first wins.

File and serve them. Do not accept anything but full payment.

You are the LL for gosh sakes. As with most newbies here-- rather than look into things before they happen you wait until you have a real need. You gave them 5 days (hope that's the law there) and not less. The minute there is a no pay-- start thinking court filing.

This stuff of waiting and waiting-- these are rentals with people who rent and don't like paying their bills. So you either do what you said -- pay- or vacate by 5PM or at 8AM the very first day I'm filing for eviction. Then do WHAT YOU SAID YOU WERE GOING TO DO-- IT'S THAT SIMPLE. Make it your policy and not a case by case. Say and do the same for everyone.