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Consistent late rent payments

I have a rental in Virginia and my tenant is late every month with his rent since his lease begin in November 2017. I send him rent reminders, late rent notices and 5 day or vacate notices. He does not respond until the 5 day pay or vacate notice and he always has a reason why he has not paid. He then gives a date he can pay and he pays by that time it's the 20th or so of the rent due month. By VA law can I end his lease early and/or not accept payment after the date on the 5 day pay or vacate notice. Any guidance is welcomed.

This tenant should at least be In charge of any fees you receive associated with the late rent payments.
Hi Donna,  We have written a lengthy blog post on this that you may find some tip to your predicament.
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