So, I've been with my PM since August last year. They are on their third and final "chance" in my books.
The rent is due on the 17th of each month. I'm told it may take a week for the agent to process/clear the rent before I receive it. Which puts us at around the 25th of each month.
Each month the rent has been coming in later and later, with last month arriving on the 4th of the following month!
Last months rent was a week late before the PM chased the tenant about it. I didn't even get an update until I realised it was a day or so late in entering my account - and even then I had to ring the PM about it.
I've since set an expectation that I'm to be informed immediately of any issues, however yesterday I received an email from the tenant, forwarded to me by the PM that stated he had changed jobs, now was being paid fortnightly and the rent for this month would be a week late.
I sent an email asking the agent asking why the rent is getting paid later and later each month and what their recommendations are around managing this tenant and preventing a habitual late payer from becoming even worse.. and this is what I received:
"The tenant does pay on different dates every month his rental dates of payment up to date have been - 8, 20, 19, 24, 25, 4 – Rent is due on the 17th of every month and it does take 3 days for the rent to arrive to us.
In regards to the rent being paid all over the place we legally can’t do anything about this unless it is late by over 15 days (meaning nothing has arrived in our account) we can then issue them with a notice to vacate this doesn’t mean they vacate it then means we can apply to tribunal however the likeliness of the tenant being kicked out of the house is very slim it would have to be several times he has been over 15 days late for the member to look at it favourably.
Because your tenant has only really once been very late on rent we can’t do anything. And considering other than the odd dates of paying he is a great tenant. Some landlords have horrid tenants who never pay rent until the 15th day, always request maintenance, and don’t even keep the property looked after. I understand you have a mortgage to pay my only suggestion would be if you were able to change the date your mortgage comes out to make sure the rent is paid well and truly by this date."
It seems as though the PM is quite happy to not do anything about it - I would have thought a phone call on the 20th (giving 3 days for the rent to clear) would be a somewhat prudent approach in perhaps "reminding" the tenant their rent is due.
As this is my first IP, i'm not quite sure what to expect from the PM here and what is reasonable/unreasonable etc. Do I need to further lay out my expectations with this PM around what I want her to do ? Surely I wouldn't have to do this...
The rent is due on the 17th of each month. I'm told it may take a week for the agent to process/clear the rent before I receive it. Which puts us at around the 25th of each month.
Each month the rent has been coming in later and later, with last month arriving on the 4th of the following month!
Last months rent was a week late before the PM chased the tenant about it. I didn't even get an update until I realised it was a day or so late in entering my account - and even then I had to ring the PM about it.
I've since set an expectation that I'm to be informed immediately of any issues, however yesterday I received an email from the tenant, forwarded to me by the PM that stated he had changed jobs, now was being paid fortnightly and the rent for this month would be a week late.
I sent an email asking the agent asking why the rent is getting paid later and later each month and what their recommendations are around managing this tenant and preventing a habitual late payer from becoming even worse.. and this is what I received:
"The tenant does pay on different dates every month his rental dates of payment up to date have been - 8, 20, 19, 24, 25, 4 – Rent is due on the 17th of every month and it does take 3 days for the rent to arrive to us.
In regards to the rent being paid all over the place we legally can’t do anything about this unless it is late by over 15 days (meaning nothing has arrived in our account) we can then issue them with a notice to vacate this doesn’t mean they vacate it then means we can apply to tribunal however the likeliness of the tenant being kicked out of the house is very slim it would have to be several times he has been over 15 days late for the member to look at it favourably.
Because your tenant has only really once been very late on rent we can’t do anything. And considering other than the odd dates of paying he is a great tenant. Some landlords have horrid tenants who never pay rent until the 15th day, always request maintenance, and don’t even keep the property looked after. I understand you have a mortgage to pay my only suggestion would be if you were able to change the date your mortgage comes out to make sure the rent is paid well and truly by this date."
It seems as though the PM is quite happy to not do anything about it - I would have thought a phone call on the 20th (giving 3 days for the rent to clear) would be a somewhat prudent approach in perhaps "reminding" the tenant their rent is due.
As this is my first IP, i'm not quite sure what to expect from the PM here and what is reasonable/unreasonable etc. Do I need to further lay out my expectations with this PM around what I want her to do ? Surely I wouldn't have to do this...
