Hi Troy,

I have a tenant who has been late on her rent almost every month this year.  Since she is taking care of the house I am trying to work with her on a payment schedule and always document what she owes in a follow up letter.  However, as of today she still has not paid the full month of October or November.  I charge her a $25 late fee for every week the rent is late and have waived two weeks of late fees for October and November to help her out.  I have also changed the due date of her rent from the 1st of the month to the 15th.  I sent her another letter last month to say that she needs to become current on her rent in the winter months (busy time for her work) otherwise her lease will terminate in the spring.  In talking to her she told me she is struggling but that I am her first priority (which doesn't help me to pay the mortgage on this property…..)

I was told by a friend who has some rental property that I need to send her a 3 Day Notice or Quit letter to start the eviction process.

May I have your thoughts on how to handle this situation?

Thanks.

Barbara