Delinquency and Eviction Procedures

Most residents pay on time and comply with their lease. When they don’t, we follow a structured process that balances firm enforcement with practical problem-solving. This article explains how we handle late payments, non-payment, and, when necessary, eviction.

It’s easier to sleep at night when you know there’s a plan for worst-case scenarios. Clear delinquency procedures protect your cash flow, your property, and your legal position.

1. Clear Expectations Upfront: Due dates, grace periods, and late fees are outlined in the lease and our tenant payment articles.

2. Early Communication:

   1. If a payment is missed, we use a mix of reminders and notices (email, portal, and/or mail) consistent with local law and the lease.

   2. We encourage tenants to communicate early if something changes in their situation.

Exact timing and notices depend on Oregon law and your specific lease; this is a general outline.

1. Rent Due Date: Tenant does not pay by the due date.

2. Grace Period Ends: Late fees and formal notices begin after it ends.

3. Formal Notice:

   1. We issue the appropriate legal notice (for example, a pay-or-quit notice) as required by law.

   2. This notice clearly states:

      1. Amount owed,

      2. Deadline to cure, and

      3. Consequences if unpaid.

4. Follow-Up & Partial Payments:

   1. We manage any payment plans or partial payments based on our policies and legal limitations.

   2. We track all communication and payments in the system.

5. Decision Point:

   1. If the tenant fails to cure within the legal notice period, we will discuss the next steps with you.

   2. In many cases, we recommend proceeding with the eviction filing to protect your long-term interests.

6. Eviction Filing & Court Process: We manage documentation, communication, and court dates as needed.

7. Judgment & Possession:

   1. If ordered by the court, the tenant may be required to vacate.

   2. We coordinate move-out, secure the property, and begin the turnover process.

• Maintain documentation of notices, payments, and communication.

• Follow legal timelines to avoid jeopardizing the case.

• Work to minimize lost rent and property damage during the process.

Sometimes tenants hit a temporary rough patch. When they contact us early, we may:

• Explore legal payment options, or

• Plan for a mutually agreed move-out to reduce losses and conflicts.

• Owner Payments & Statements – How delinquent rent affects your distributions.

• Owner Responsibilities – Your role in decisions during serious delinquencies.

• Furlo Property Management Responsibilities – What we handle for you in enforcement.

• Property Turnover and Make-Ready Process – What happens once a non-paying tenant moves out.