We serve everyone that does not pay with a 3-day notice to pay or quit.
Our rule/State Law (CA) is if anyone gets three 3-day pay or quits within a 12-month period we evict them.
We are very clear with our residents that if they get three 3 days within a 12-month (rolling) period then we will evict them. We are evicting someone right now (05/23) for this very reason. The lady didn’t believe us. She is finding out the hard way that we are serious. It’s important to follow through on these. Word gets out that Susie Q in Space XX got evicted because she was late 3 times.
Be careful serving 3-day notices and not following through. You are setting a precedent for your park, its also a defense that your tenant could use against you. IE " Your honor I have been paying late for the past XX months and they always serve me this notice. They have accepted my money every time. Why is it different now?" Some Judges could consider your acceptance of late rent as a modification to the lease.
Another argument that could be used is Fair Housing: "Your Honor they never enforce these against Mr. XYZ, but now they are enforcing it against me, its only because I am (pick some protected class). "
If the 3-day period has passed, then you have them dead to rights on an eviction. If they try to pay that is the time you can renegotiate the lease.
“Mr. Tenant, you are constantly late and now you are under eviction. How are we supposed to accept you as a tenant moving forward? We think we are better off looking for a new resident. Your space needs (list the problems) and your rent is too low. If you clean your space and sign a new lease at new move-in rates then we will accept your payment.”
Word will also get out that you will bump the rent if they don’t pay within the 3-day pay or quit timeframe.
Do not let a good opportunity like a failure to pay go to waste. Most people who pay late are ultimately people you don’t want in the park. Get 'em out!!
Once you evict someone for being late and bump someone’s rent because they were late. You will see a big difference in how people pay.
Either way, you are training your residents to pay. If you allow it they will pay late, if you are strict they will pay on time.
3-60 Day Notice to Pay or Quit.pdf (569.3 KB)