With any luck, this is the last time we'll ever have to call this customer for this reason. The nice-guy approach doesn't work for everyone. I find it usually cuts my delinquencies to less than half of what they were. But now you've already locked the late tenant out, charged him an administrative fee, sent him a letter and called him. Now, when your boss asks, you've done all you should.
Some people charge a letter fee or another administrative fee.
We just send the letter, and make the second phone call. As the end of the month nears, the tenant gets yet another phone call. Yes, I know this sounds unpleasant, and I know there are other things that need to be done. Of course, that's another reason to call him. At this point, we have either been trying to get a hold of him and just haven't been able to, or he hasn't kept his word.