When should the 3-day Notice or Legal Notice For Demand of Rent be sent?

In my opinion I would think to collect effectively and not risk voiding out the 3-Day it should be four days prior to sending the file to evictions. For example if your company requires that all acounts that are still delinquent on the 15th to send them to evictions then on the 10th send out the legal notice. This way from the day the rental payment is late according to your lease you can do everything you can that is legal and within reason to collect the rent without risking the legal notice being void out. At least in my county if you send anything after the legal demand for rent letter the case can be thrown out of court. What do others think or have experinced?

In my experience, the 3-Day Notice is a pay or quit type of demand. Therefore, if rent is late on the fifth of the month and you do not receive it by the end of business on the 5th, then on the 6th day the Office delivers the notice. It then allows the Resident the option to pay by the ninth or get out. I send files on the 10th, first thing that morning. Once te file goes to the attorney, some states allow you to recover your legal fees, some do not. I always mail, certified for some states, not required in all, a copy of the Notice as well. I have never lost in court.

I work for property management for 20 years, in my experience the 3-day Notice to Pay Rent or Quit must be giving no later than on 6th day of the month. If the tenant did not pay or reply to the notice, the legal paper work must be served on the 10th. If legal papers filed in court but tenant decided to stay in the property and management agreed to stop an eviction process, tenant must pay all rent, late fees and legal fees with money order only or cashier checks.