Alcove's rent collection process

Alcove's rent process is built for long-term shared housing. See below for details on payment collections from tenants

Payment Setup:

Rent is paid automatically via our integrated Stripe system (the same payment processing platform used by Uber, Airbnb, Amazon, and more). A Stripe account is required in order to receive rent payments each month. To get started, visit your Alcove manager portal via this link. Click here for a video walkthrough on how to connect your Stripe account.

First Payment:

We will charge your tenant for the first month on the first day of their lease. The amount will be the monthly prorated amount for that 1-bedroom. Upon successful charge, these payments are released to you immediately. However, since most tenants opt to pay their rent with ACH/Bank payments, it usually takes around 5 to 7 business days for the funds to be released to you.

Subsequent bedroom leases will be charged on the 15th day of the month preceding the month in which the payment is due.

Please note that tenants on Alcove do not have automatic renewals. This means that both parties will need to sign a new lease for each renewal period. The first lease payment following a renewal will be treated the same as mentioned above.

Ongoing Payments:

During the remaining lease period, Alcove will charge the tenant on the evening before the 15th of each month for the following month's rent. For example, the rent for February will be charged to the tenant on or before January 15.

If the rent charge is successful, the rent payment(s) for the bedroom are released to you on the 1st of every month. If a tenant's current bedroom lease ends before the end of the month, Alcove will charge a prorated payment for the remaining days until the lease end date.

What happens if a tenant is late on rent?

Historically, Alcove has a strong track record of collecting rent, with an average collection rate of 99.4%*. Most rent payments are collected within 30 days, with an average rate of 98.4%. However, as with any rental property, instances of rent delinquencies can occur. Unlike other listing platforms, Alcove is involved actively and can assist owners in rent collection.

Here is an overview of the Alcove process for rent collection:

Progression	Day of the Month	Processes
0 days past due	15th	1st auto-collection attempt If unsuccessful, a notification is sent to the Tenant via email.
3 days past due	18th	2nd auto-collection attempt If unsuccessful, Alcove's tenant support team sends a text and an email to the Tenant, reminding them of the late payment
5 days past due	20th	3rd auto-collection attempt If unsuccessful, the following is completed: Case #1: The Tenant does not have a current delinquency The tenant is sent a Notice to Pay Rent or Quit via email and letter The landlord is sent a notification that their tenant is delinquent on rent and expectations. Case #2: The Tenant is currently delinquent and has been sent the Notice to Pay Rent or Quit The tenant is sent a notification about their continued delinquency The landlord is sent an updated ledger for any legal proceedings. In addition, Alcove reviews Tenant's guarantor information if applicable, and begins reaching out to their guarantor contact.
7-8 days past due	22nd-23rd	A member of Alcove's team reaches out to the Tenant via phone. During this call, we discuss: Late rent fees Potential consequences of being delinquent Timeline on future payment Notice to Pay Rent or Quit
10 days past due	25th	Alcove sends a 4th set of text and email notifications, reminding the tenant of the Notice to Pay Rent or Quit and again restating the potential consequences of being delinquent (summary ejectment process or eviction by landlord).. A support ticket between the tenant and the landlord is created to encourage communication for the delinquent rent. A turnover service will be scheduled for the first or second day of the month to verify if the tenant has vacated the bedroom if payment is not rendered.
12-13 days past due	27th-28th	On the 27th or 28th day: Alcove will call and text any tenants and their guarantors who have not been in communication with the landlord.
15-16 days past due	Last Day of the Month	Any tenants that have a card on file will have their payments reran in the morning. For any tenants whose payments are failed or pending, the rent will be deducted from the landlord ledger. The landlord will receive an automatic email when the rent payment is deducted from their ledger.
16-17 days past due	1st or 2nd of the following month	Alcove's team will complete the following: Verify if the tenant has vacated the property or paid rent by the notified date on the Notice to Pay Rent or Quit If the tenant has not vacated the property and has not paid rent, Alcove will send the landlord over all information necessary to file a summary ejectment (eviction) with the county courthouse. For more detailed information on the eviction process please see Managing and Executing Evictions for Delinquent Tenants
Continuous Support		At this stage, the landlord or their representative becomes actively involved. Alcove will provide detailed information about the summary ejectment process to landlords and owners to take the next step. Alcove is available to offer assistance throughout the process to ensure a seamless resolution, but ultimately, it is the responsibility of the Landlord or their agent to file for summary ejectment (eviction). We suggest landlords starting with the following help articles to assist with the summary ejectment: Managing and Executing Evictions for Delinquent Tenants How does Alcove assist if a tenant fails to pay rent on time? State, County Information for Eviction Filings

Please note that this is a general summary for informational purposes, and our rent collection process may be updated from time to time

*Based on data from the 2021 May - 2023 May

Late Payment Fee Allocation:

Late Fee Allocation: If the rent payment is received five (5) days after the due date, any late fees specified in the lease agreement will be paid directly to Alcove.

Late Fee Amount: The late fee amount will be specified in the lease agreement and must be adhered to.

Collection of Late Fees: Late fees will be collected at the same time as the overdue rent payment. If the tenant fails to include the late fee with their late rent payment, the fee will be deducted from the next rent payment received, leading to a partial rent payment and continued late status with associated late fees.

Please note that the application of this policy does not waive the landlord's right to insist on timely payment of rent, and late payments may result in eviction proceedings as allowed by law.

What about a Tenant Ending their Lease Early?

Our Early Lease Termination policy applies.

How is a Prorated Payment Calculated?

Rent is marketed, calculated, and paid on a monthly basis. Any prorated amounts will be based on the number of days in the month. This means that for the same monthly rate the per diem amount in February will be slightly higher than the per diem amount in January, as February has three fewer days than January.