NOBODY Likes Being Called a LIAR! Especially Us MAVENS

Property Manager with Gibson Management Group, Ltd.

Nobody likes being called a when tenants of mine * who I served a 5-Day Pay Rent in Full or Quit notice yesterday * e-mailed me....


Hello Wallace,
I am quite sure that the latest date postmarked for the rent that has been sent to you has been the 5th of the month.  I always have the post office postmark it in my presence just to avoid any misunderstandings.  If you can demonstrate that I'm in error, we'll pay the $300 penalty without another word.  
Respectfully yours, because my MAVEN wisdom and experience advises me to keep such evidence, I scanned the envelope his January rent check was mailed in with both the CHARLOTTESVILLE (22906) postmark and the RICHMOND (processing center) postmark were both the 6th and e-mailed it to him with the request that he send me his $300 late/notice fee with his February rent.


I am sure that somewhere in his landlord-dealing past, he has caught a landlord in a LIE.....foretunately, MAVENS with flatbed scanners do not need to lie.  


Posted by

Wallace S. Gibson is a Certified Property Manager with over 50 years of property management experience and expertise.  She maintains a specialized property management business in Central Virginia serving Albemarle, Greene, Fluvanna and Louisa counties  


View our available Charlottesville, Albemarle and Lake Monticello rental homes online with photos and floor plans

" be a Virginian, either by Birth, Marriage, Adoption, or even on one's Mother's side, is an Introduction to any State in the Union, a Passport to any Foreign Country, and a Benediction from the Almighty God...." Anonymous


Comments (30)

Liane Thomas, Top Listing Agent
Professional Realty Services® - Corona, CA
Bringing you Home!

So smart. I also copy the envelopes and the checks before depositing. Every check, every envelope, every time. Clears up a lot of "misunderstandings".

Jan 09, 2015 12:26 AM
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

I don't get much of importance through the mail - most of my clients prefer to use Pay Pal. But when I get a check from a client I always look to see when it was postmarked. Not because they're late, but because it's interesting to see how long it takes a letter to get here. Sometimes it takes longer for a letter to come from somewhere here in the west than to come all the way from Florida or New York. 

Very wise of you to keep those envelopes when the date matters! 

Jan 09, 2015 12:34 AM
Keith Whited
RE/MAX Gateway - Alexandria, VA

Follow the same strategy myself. Has enabled me to crack down on numerous tenants over the years

Jan 09, 2015 12:44 AM
Kristin Hamilton CA Realtor
Berkshire Hathaway California Realty - Beaumont, CA
(909) 557-6966- Specialize 55+ Communties Banning

Hi Wallace S. Gibson, CPM,

Many people try to con business people by hoping they do not keep good records. I too keep my envelope and staple it to the document. Never know when you will have to show proof later.

Jan 09, 2015 12:46 AM
Terry McCarley
Coastal Real Estate - Cape Coral FL - Cape Coral, FL

I had to smile when I read this post - good for you! 

Jan 09, 2015 01:23 AM
Lyn Sims
Schaumburg, IL
Real Estate Agent Retired

Well, I hope you update us on this weasel. Maybe he thought it was the wrong day but none the less the PO said 6th. (a few times)

Jan 09, 2015 01:32 AM
Woody Edwards
First Choice Realty, Inc - Chesterfield, VA
A Realtor® Who Answers His Phone!

When it is a "business" letter received, I do the same with the envelope.  I also do one other item.....On the back of the envelope, I write "Recd 1/9/15".  If I had to show this to a judge, I would bring in many letters with the date written on the envelope to prove I do it on all my important mail.  Not sure if it would be excepted, and hope I never have to find out!

Jan 09, 2015 01:34 AM
Troy Erickson AZ Realtor (602) 295-6807
HomeSmart - Chandler, AZ
Your Chandler, Ahwatukee, and East Valley Realtor

Way to go Wallace. Don't let the tenants try and pull a fast one by you. I am sure they probably thought you would have tossed the envelope, and would not have had the evidence to show they did not send their payment on time. I bet they were surprised when they got your email with a copy of the envelope dated January 6th.

Jan 09, 2015 02:50 AM
Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

I'm sure that is not our envelope Wallace! I can hear them say right now!

These are often people who live above their means and paycheck to paycheck. I see them daily at the payday loans paying 24% interest for money they payback the next payday! Talk about a house of cards!

Jan 09, 2015 05:44 AM
Gene Riemenschneider
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes

Some times people should be more humble.  I am sure the extra $300 will be a motivator for next month.

Jan 09, 2015 06:14 AM
Gayle Rich-Boxman Fishhawk Lake Real Estate
John L Scott Market Center - Birkenfeld, OR
"Your Local Expert!" 503-755-2905

Mavens Reign!!! I like what Nicole Doty - Gilbert Real Estate Expert #5 comment said...I don't delete until I know for SURE that it's all closed and done and GOOD. 

Jan 09, 2015 06:27 AM
Travis "the SOLD man" Parker; Broker/Owner
Travis Realty - Enterprise, AL
email: / cell: 334-494-7846

Scanners are GREAT toold for us evil Landlords.

Jan 09, 2015 06:59 AM
Laura Moore
Coldwell Banker - Granite Bay, CA
Competent ~ Caring ~ Committed

Sounds like a lot of us are "envelope savers".


Jan 09, 2015 08:59 AM
Hella M. Rothwell, Broker/Realtor®
Carmel by the Sea, CA
Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea

Wallace S. Gibson, CPM - It might have been "postmarked in my presence", but he didn't check the envelope after they did so. Who knows? Maybe the POST OFFICE is at fault, but that is now HIS $300 problem.

Jan 09, 2015 09:13 AM
Sharon Alters
Coldwell Banker Vanguard Realty - 904-673-2308 - Fleming Island, FL
Realtor - Homes for Sale Fleming Island FL

 Wallace, I learned to save envelopes from an attorney I worked for in college, and this is a prime example of why this is a wise decision in business. 

Jan 09, 2015 11:30 AM
Marshall Brown
Mid America Inspection Services, LLC - Fargo, ND

I don't remember why I started doing it but I nearly always save envelopes for important correspondence, stapling them to the letter.

Now I feel justified in my slightly OCD behavior.

Jan 09, 2015 10:07 PM
Gary L. Waters Broker Associate, Bucci Realty
Bucci Realty, Inc. - Melbourne, FL
Eighteen Years Experience in Brevard County

Why play such a game with postmarking the envelope?  Why not just pay on the first and get it done?  This is why I would never be a property manager! Good for you!

Jan 10, 2015 01:29 AM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude


I'd say you demonstrated he was in error and he owes the money. Wonder what he will counter the email with?

It's all about prudent documentation, isn't it?


Jan 10, 2015 08:00 AM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

It never ceases to amaze me what people try to get away with when they need to pull out the old "dog ate my homework" excuse!

Jan 10, 2015 08:45 PM
Beth and Richard Witt
Long Island Cash Home Buyer - Center Moriches, NY
Long Island Cash Home Buyer 516-330-6940

Good for you... hope he sends you the $300.00.... In New York we would be waiting forever for that money...

Jan 14, 2015 12:52 AM