In this case, a cure or quit notice would require that the tenant not be late on any future payments. I wouldn't bother with that, but I would be certain to post the p/q on the day after the rent is due (this means on the 2nd, not on the day after the late fee kicks in) and follow through with the eviction, even if they come up with the money the day after the p/q period ends. Some states have a provision for eviction of chronic late payers. If nothing else, be sure you give them proper notice of non-renewal of lease. You may also want to drop them a note explaining that this hisory of late payments is building them an unfavorable LL reference which will make renting a place in the future more difficult. Include the language from the eviction consequences letter, just to drive the point home.