For property managers

Late rent is a process. Right now it is a to-do list.

A tracker for every late account: when rent was due, when each notice was sent and how, when the notice period ends, and when it goes to your attorney.

Talk about your portfolio How it works

One-time build · $3,900

3 ways

each notice to vacate is sent in one Texas manager's written process: by email, certified mail and regular mail, on the 10th of the month.

Treaty Oak Property Management's internal guide

Why late rent takes so long to handle

Every step is manual

One manager's written process: pull the delinquency report on day 5, prepare late notices in separate tools, then on day 10 send notices to vacate by email, certified mail and regular mail.

From the fieldTreaty Oak Property Management's internal guide

Managers build their own

One property manager's company runs a custom script on top of AppFolio that posts its delinquency lists to the team every week.

From the fieldBiggerPockets

Recorded, not prevented

Managers ask whether their software helps prevent late rent or mostly just records it after it happens. Notice periods and delivery rules still have to be tracked by hand.

From the fieldBiggerPockets forum

How it works

  1. Late accounts appear

    Your delinquency report is read each day. New late accounts show up with the amount and days late.

  2. Notices prepared

    The right notice for the state is prepared for review. When it is sent, the method and date are recorded.

  3. Deadlines counted

    Each account shows when its notice period ends and when it can go to your attorney, with a ready packet of the lease, ledger and notices.

What you get

  • Every late account on one timeline, from due date to handoff
  • Notices prepared in your state's format for review
  • How and when each notice was delivered, recorded
  • An attorney packet ready when it is time

A good fit if

  • You manage a few hundred units or more
  • Late notices are prepared by hand in separate tools
  • You manage in one or two states

Probably not for you if

  • Late rent is rare in your portfolio
  • Your attorney already runs the whole notice process for you

Price

$3,900

One time, for the finished tool. About 55–100 hours of work at the same $50 an hour as the cost calculators on this site.

Talk about your portfolio
  • Notice templates and timelines for your states, reviewed with your attorney
  • Connected to your property software's delinquency data
  • A daily late-account list by email
  • Training for your team

Questions

What is the late rent notice process?

Usually a late notice after the grace period, then a formal notice to pay or vacate, then a waiting period set by state law, then a filing by your attorney if rent is still unpaid. The details differ by state.

Does it file evictions?

No. It prepares the packet for your attorney. Filing is your attorney's decision and work.

Does it send notices automatically?

No. Each notice is reviewed by a person before it goes. The tool records how and when it was sent.

Does it work with AppFolio?

Yes, on AppFolio Plus or Max, which allow reading delinquency data. On Core it works from a report export.

More for property managers: Security deposit desk, Local compliance register, Portfolio takeover check. Everything for property managers

Updated Sep 28, 2026

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