Quick advice

[legalese]

Connecticut. i have a tenant that has money problems she has paid late 20 months out of 27 months that she has been there and 5 of those months has paid on the last day of the month. I let her get away with it becasue she has great credit and i know she will get the money to me, but now it's getting to be a pain. Next time she is late should i evict her?
Question 2: On the notice to quit do I need to know the full names of everyone in the house? It's the tenant and her mother and daughter her other daughter is away at school but might be home now.

Thanks

 

[CSO286]

Connecticut. i have a tenant that has money problems she has paid late 20 months out of 27 months that she has been there and 5 of those months has paid on the last day of the month. I let her get away with it becasue she has great credit and i know she will get the money to me, but now it's getting to be a pain. Next time she is late should i evict her?
Question 2: On the notice to quit do I need to know the full names of everyone in the house? It's the tenant and her mother and daughter her other daughter is away at school but might be home now.

Thanks

http://www.jud.ct.gov/lawlib/Law/landlord.htm

http://www.landlord.com/landlord_law_connecticut.htm

 

[OHRoadwarrior]

You are her landlord. How can we decide when enough is enough? I suggest an eviction using a nameable parties and any John or Jane Does living there.

 

[legalese]

You are her landlord. How can we decide when enough is enough? I suggest an eviction using a nameable parties and any John or Jane Does living there.

I was not asking for you to decide just for any opinions. i like this lady and I really don't want to do it. As far as the John Doe The last names are the same just not sure about first names

 

[tranquility]

I advise my clients to treat the renting of property as a business. In your case, that means two things:
1. You must determine if you are willing to go through the hassle you are as compared to the hassle of finding a new tenant and who may not care for the rental in the same way. Generally, late payers never get better but worse.
2. If you do decide to start eviction, use an attorney. While you could train yourself to do it properly, it is technical and mistakes can be costly. A standard eviction can be done through an attorney quite reasonably. There is a lot of competition and an attorney will usually give a price for the service so you know what will happen.

If you decide to not evict them now, you need to train them to pay on time. Send a letter describing the problem and how it is difficult for you as well. Tell them you simply cannot wait past the due date without exploring your options again. Then, when they pay on time immediately after the letter (hopefully) give them a biscuit. A nice box of candy, bottle of wine, some free tokens for the washing machine--whatever small gift you think they might like that does not really affect your bottom line. Then, next month, do it again. (If on time.) Then, skip a month (even if on time). Then reward the month after that. You see, you are training them to pay on time. Sure, if they don't have the money, they won't change their habits for a biscuit. However, many just wait and hold the money in case something else comes up in the hope to shift the risk of life to you. After the habit is made, when paid on time, roll a die and if a 1 comes up, reward. (Or whatever number(s) you think will work.) It's just like training a dog to sit. You are trying to make good habits. Look to behavior modification positive reinforcement for why you progress as I just said.

Some may find that is silly. But, if these people are otherwise good tenants, 50-60 bucks a year in biscuits is way cheaper than finding a new tenant and the risk the new ones are the type to smear feces on the walls.

 

[Zigner]

Why evict? Simply terminate the tenancy with proper notice.

 

[Mass_Shyster]

i know she will get the money to me, but now it's getting to be a pain. Next time she is late should i evict her?

What will you gain by evicting her?

What will you lose by evicting her?

 

[Stephen1]

I advise my clients to treat the renting of property as a business. In your case, that means two things:
1. You must determine if you are willing to go through the hassle you are as compared to the hassle of finding a new tenant and who may not care for the rental in the same way. Generally, late payers never get better but worse.
2. If you do decide to start eviction, use an attorney. While you could train yourself to do it properly, it is technical and mistakes can be costly. A standard eviction can be done through an attorney quite reasonably. There is a lot of competition and an attorney will usually give a price for the service so you know what will happen.

If you decide to not evict them now, you need to train them to pay on time. Send a letter describing the problem and how it is difficult for you as well. Tell them you simply cannot wait past the due date without exploring your options again. Then, when they pay on time immediately after the letter (hopefully) give them a biscuit. A nice box of candy, bottle of wine, some free tokens for the washing machine--whatever small gift you think they might like that does not really affect your bottom line. Then, next month, do it again. (If on time.) Then, skip a month (even if on time). Then reward the month after that. You see, you are training them to pay on time. Sure, if they don't have the money, they won't change their habits for a biscuit. However, many just wait and hold the money in case something else comes up in the hope to shift the risk of life to you. After the habit is made, when paid on time, roll a die and if a 1 comes up, reward. (Or whatever number(s) you think will work.) It's just like training a dog to sit. You are trying to make good habits. Look to behavior modification positive reinforcement for why you progress as I just said.

Some may find that is silly. But, if these people are otherwise good tenants, 50-60 bucks a year in biscuits is way cheaper than finding a new tenant and the risk the new ones are the type to smear feces on the walls.

Great advice. Retraining and considering which is the greater hassle.
One additional comment: If you are considering eviction, realize that the judge may say that you have established that late payment is acceptable. I believe you would need to provide adequate notice to the tenant about a change in the agreement - that effective such and such a date you will be enforcing the original due date (1st of month, due NLT 5th, etc., whatever your agreement actually says). When they violate the changed agreement (now have to pay on time) then you would be able to start eviction proceedings.