This is the first i have been behind in paying the rent i recived a letter in the mail saying i should tex or email this person (land lord) to make arrangements on the late rent there was no reply
It doesn't matter how many times a tenant is late paying rent. In a lease (whether oral or written, the tenant agrees to pay the landlord a certain amount on a certain day. If the tenant does not pay the rent on the day tenant promised to, even once, the tenant is in material default of the lease and the landlord has the right to seek to evict the tenant. The way to avoid an eviction lawsuit, the tenant should simply pay the total amount of rent that is unpaid, plus late fees, if any. I am not sure why you say that you are unable to "make arrangements on the late rent." A landlord cannot evict a tenant unless and until the landlord delivers to the tenant a letter (called a "Notice to Quit") informing the tenant the exact amount of rent and late fees that are unpaid and that the tenant has 10 days to pay the total amount due or vacate the the leased premises and if the tenant neither pays the unpaid rent or does not move out, then the landlord may sue the tenant in court for eviction. (It is possible that the lease provides a shorter amount of time to pay, so read your lease). Assuming you have received the Notice to Quit, you may easily avoid eviction by paying the total amount of unpaid rent (including late fees, if any) to the landlord in the same way you usually pay rent. If you pay the rent to the landlord within the 10 days and the landlord sues you anyway, tell the magistrate that you paid the rent within the 10 days, but the landlord refused to accept your payment. The landlord is not permitted to reject your rent payment, and if the landlord refuses to take your money, the court will not hear the case, the landlord will lose, you will not be evicted and, most likely the court will require the landlord to pay all court costs. In such case, you may ask the court to require the landlord to pay your attorney's fees and court costs, but there is no guarantee that the court will require the landlord to pay them. Even if you fail to pay the amount owed within the 10 days and the landlord brings an eviction action against you, if the tenant pays all the rent due (and court costs) at the actual hearing (which may occur between 7 and 15 days after the date you are served with the court summons), the tenant may not be evicted. In fact, a tenant may avoid eviction by paying the total amount owed up to the day the sheriff physically evicts the tenant from the leased premises. Note also, that according to the Landlord Tenant Act, the Notice to Quit is invalid if sent to the tenant using the US mail (whether or not sent certified or registered). The Notice to Quit must be delivered to you personally or conspicuously posted at the leased premises,
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