There are a couple of things you can do. You can evict the tenant now for chronic late payments. It is a lease violation. Or, the first minute the rent is late you can post a Pay or Quit notice on his door followed by another notice by registered mail. Most Pay or Quit notices expire in three days. Check your state law. At the end of this time you can evict. It is just a matter of how and when you get tired of the late payments. Remember, slow pay is the path to no pay. Eventually, your tenant will fall behind and quit paying entirely.