What to Do When a Tenant Stops Paying Rent

Step 1: Reach Out Before You Assume the Worst

Most first-time late payments are not deliberate. A direct deposit failed, a payday was delayed, or the tenant simply forgot. Send a short, professional message within one to two days of the due date. A text or email is fine at this stage. Keep the tone neutral and give the tenant a clear deadline to respond.

If you have not heard back within 24 to 48 hours, follow up with a phone call. Document every contact attempt with a timestamp. This record matters if you eventually need to file a formal notice or appear before a tribunal or court.

• Note the exact due date and grace period stated in your lease.
• Send a written message so you have a paper trail.
• Log the date, time, and method of each contact attempt.
• Avoid threatening language at this stage. Stick to the facts.

Step 2: Issue a Formal Written Notice

If rent remains unpaid after the grace period, your next move is a formal written notice. In the US this is typically a Pay or Quit notice (sometimes called a Pay or Vacate notice). In Canada the equivalent is an N4 notice in Ontario, a 10-Day Notice to End Tenancy for Unpaid Rent in BC, or the equivalent form in your province. The required notice period and exact form vary by jurisdiction, so check your local rules before you draft anything.

Deliver the notice in the method required by your state or province, which is usually personal delivery, certified mail, or both. Keep a signed copy and proof of delivery. A mistake in the form or delivery method can invalidate the notice and force you to start over, costing weeks.

Revun's platform keeps a full payment history and flags overdue accounts automatically, which makes it easy to generate an accurate ledger to attach to your notice. You can review local landlord-tenant notice requirements at the Revun laws resource at /laws/.

Step 3: Decide Whether to Work Out a Payment Plan

Before filing for eviction, consider whether a short-term payment plan makes financial sense. Eviction in most US states costs between $3,500 and $10,000 once you factor in legal fees, lost rent during the vacancy, and turnover costs. If a tenant has a strong track record and a credible explanation, a written repayment agreement can recover the arrears faster and cheaper.

Any payment plan should be put in writing, signed by both parties, and state the exact amounts and due dates. It should also specify that the original lease terms remain in force and that a missed installment voids the agreement immediately. Do not accept a partial payment without a signed agreement in place, because in some jurisdictions accepting any money resets the eviction clock.

• Spell out the total amount owed and the repayment schedule in the agreement.
• State explicitly that the existing lease is not modified.
• Include a clause that one missed payment triggers immediate eviction proceedings.
• Have both parties sign and date two copies.

Step 4: File for Eviction If the Situation Does Not Resolve

If the tenant ignores the notice, breaks the payment plan, or refuses to leave, the next step is filing for eviction with your local court or tribunal. In the US this is typically filed in small claims or housing court. In Ontario you file an L1 application with the Landlord and Tenant Board. Each jurisdiction has its own filing fee, required documentation, and hearing timeline.

Never attempt a self-help eviction by changing locks, removing belongings, or shutting off utilities. These actions are illegal in every US state and Canadian province, expose you to significant liability, and can result in the tenant winning damages against you. Follow the legal process exactly, even when it feels slow.

Bring your full paper trail to the hearing: the lease, every payment record, dated copies of all notices, delivery confirmations, and any written communication. A well-organized file is the fastest path to a favorable ruling.

• File promptly after the notice period expires. Delays extend your losses.
• Check whether your jurisdiction requires a specific eviction form or application.
• Consider hiring a landlord-tenant attorney if the amount owed exceeds a few thousand dollars.
• After the ruling, follow the court-ordered timeline for the tenant to vacate.

How to Prevent Late Rent in the Future

Strong tenant screening is the single most effective tool against chronic non-payment. Pull credit reports, verify income at 2.5 to 3 times the monthly rent, and check rental history references. Many evictions trace back to red flags that were visible before the lease was signed. You can find more screening best practices on the Revun rent collection page at /use-cases/rent-collection/.

Automated rent collection removes the friction that causes accidental late payments. When tenants pay through a platform that sends reminders before the due date and processes ACH or card payments automatically, on-time rates improve significantly. Revun handles automated collection, overdue alerts, and payment history tracking for landlords across the US and Canada, with flat per-door pricing and no cost for one or two units.

Finally, build your lease to make on-time payment the path of least resistance. State the due date, the grace period, and the late fee clearly. A well-drafted lease paired with consistent enforcement signals to every tenant that you run a professional operation.