TOPIC: Rent Reminders, Rent Past Due Notices

Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1813

Some properties send monthly invoices, others send mass-email rent is due reminders and others do not send notices until the rent is past due. What is your recollection/notification procedure?


(Related Post from the editor: Pay Up Or Pack Up!)
Last Edit: 2 years 1 month ago by Brent Williams. Reason: Added related rent reminder discussion

Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1815

We send notices to the resident's door when the rent is past due. If we notice a lot more residents than usual are beginning to pay later and later every month, we will send out a mass notice to everyone just reminding them of our policies and what they can do to prevent getting evicted for non-payment.

Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1817

* Courtesy call the day before late fees are added
* Late notices on doors the next day.
On one of my properties I sent a letter to everyone---most of the time it is to the late payer only>
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Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1818

@Abby: when you send out that mass notice do you send paper flyer notices on the door or email? What kind of response (if any) do you get from residents to these notices.

@Gerry: I like the courtesy call idea, that may be more difficult for larger properties. I'm not sure though. On the property that you sent notices to everyone how was the response?

Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1819

I agree---when you have 1000 units, calls are more difficult. In the 6 months that McKinley has had the North Carolina portfolio we have reduced the collectibles to about 1% (From 35%) We make phone calls in the evening, call every phone number that we have—including momma! LOL! One of the properties is over 400 units.

The mass letter was tactful---the residents that pay on time, were thank for being responsible. In essence the letter stated that the management company had to pay their bills and we expected our residents to do the same. The letter was a 30 notice that any one who was late would need to leave! We evicted a few---delinquent rent was less than 1% after that.

My sites are also taught to let folks know when they are moving in that late rent will not be tolerated. 'We love you—pay your rent!''
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Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1820

we do a bit of both: rent is due on the first, we generate our delinquency lists usually on the 11th, at which point the managers call all delinquent residents with a courtesy call / "We wanted to make sure our information was correct" type of thing. If still unpaid, a friendly reminder notice is put on the door, usually on or before the 18th. If still unpaid, a three-day notice is placed on and under the door by the 22nd. Throughout the entire time, we call and call and call often laying out "Promise to Pay" dates and payment arrangements if need be.
Our company does escalating late fees, which has reduced people's willingness to be habitually late.

Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1821

I think it's important to remember to start by telling new residents what you expect before the move-in (at the very least when they sign their lease). Taking the time to clearly explain when rent is due literally pays off in the end. I'm not even talking about telling them about the consequences of non-payment (late fees, disposessory filings, non-renewal, eviction, etc.). People generally want to do the right thing, so help them out by telling them how to do it.
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Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1822

I think that, in order to comply with fair housing; you MUST adhere to the same schedule and guidelines as follows:

Rent due on the 1st, considered late on the 3rd (or 5th, whatevever policy is stated by corporate).

At the close of business on the 3rd (or 5th), 3 day notices posted and mailed to include late fee. This is where a good 'Uncle Vito' that can break thumbs comes in handy ;)


If no response (either payment or payment arrangement) by the close of business on the 6th (or 8th); file is sent to legal for UD action.

If your company allows the resident to 'buy out' of legal by paying rent, late fees, and attorney costs in full BEFORE legal files; then you can allow this.

Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1826

I think that the threat of legal action is the best incentive to pay rent. Like another poster said, have your schedule set in stone and inform the residents when they move in so there are no surprises. I think if they know you mean business, they'll take you seriously. My old schedule was:

Rent late after 5 p.m. on the 5th. Notice placed on drop box that all rent must be in the form of certified funds and include the late fee.

On the 6th, send friendly reminder that rent is late, note the late fee and certified funds requirement.

On the 10th, send a 24 hour notice that if funds aren't received by 10 a.m. on the 11th, we will be forced to file, adding $225 in court and legal fees to their account.

On the 11th at 10 a.m., all delinquent accounts would be filed on.

I typlically maintained less than 3% delinquent rate. I think the friendly but firm approach works wonders. I don't think phone calls are necessary, though they could be a good tool at problem properties. Bootleg signs at the entrance during the rent paying period can also be helpful as well as a sign at the mailboxes.

Re:Rent Reminders, Rent Past Due Notices 4 years 7 months ago #1827

Just out of curiosity if payment is late on the 5th (or 3rd) has anyone tried sending "you're almost late" notices on the 4th/2nd respectively? Something to the effect of per your lease terms rent is late on the 3rd at 5pm this is your reminder so that you will not have to pay late feeds which are xxx.

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