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Managing Tenant Collections and Evictions in Revela

Overview

Purpose: This guide explains how to manage delinquent tenants using the Collections Dashboard in Revela, including sending demand letters, tracking notices, and handling evictions.

Target Audience: Property managers, leasing agents, and collections teams.

Accessing the Collections Dashboard

  • Navigate to Operations (left menu) > Collections (top toolbar)

  • The dashboard will display all tenants with a current balance past the grace period

Understanding Collection Statuses

1. Late

  • A tenant is marked Late if they still owe rent after the pre-set grace period has expired

2. Notice Sent

  • Tenants who have received a demand letter through Revela

3. Notice Expired

  • Tenants whose demand letter has expired based on state regulations

    • Example: Michigan demand letters expire after 7 days

  • Action Required: Send a new demand letter, which moves the tenant back to Notice Sent status

4. Evicting

  • If a tenant remains delinquent, move them to Evicting status to generate an eviction packet

  • The eviction packet consolidates lease agreements, tenant information, and communication history into a single document for legal proceedings

Sending a Demand Letter

You can send demand letters for non-payment of rent in a few ways:

  • Email Delivery (Default Option)

    • The demand letter will be automatically emailed to the tenant

  • Physical Demand Letter (PDF Download & Mail Option)

    • Generate a demand letter as a PDF to print and mail

    • Find the file in History, where you can see timestamps and the number of demand letters sent

  • Mailing via Lob Integration (Optional, Additional Cost)

    • Automate physical mailing through Revela’s integration with Lob

    • Contact your account manager for more details

Once submitted, the demand letter is generated and sent, automatically moving the tenant to Notice Sent.

Handling Tenant Payments & Non-Payments

If a Tenant Remits a Partial Payment

  • If a tenant pays over the minimum configured amount but still has an unpaid balance, they will be moved back to the Late column

If a Tenant Does Not Pay the Balance

  • Property managers can select tenants in Notice Sent status and generate an eviction packet for legal processing

Re-Sending a Demand Letter

  • Select the checkbox next to the delinquent tenant

  • Click Demand Letters in the top-right corner

  • The tenant will receive a new demand letter, and their status will automatically update to Notice Sent

Moving a Tenant to Evictions

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Initiating the Eviction Process

  • Select the checkbox next to the tenant in Notice Expired status

  • Click Move to Evicting in the top-right corner

  • This generates an eviction packet, which can be forwarded to legal counsel

  • The tenant is automatically moved from Notice Expired to Evicting status

Contents of the Eviction Packet:

  • Copy of the Demand Letter

  • Signed Lease Agreement

  • Tenant Ledger (payment history)

  • Maintenance History

  • Any other notices or documents

  • All emails and text messages logged in the system

Finalizing the Eviction Process

  • Once the eviction judgment date is entered, Revela will:

    • Automatically start the move-out process

    • Prompt the property manager to schedule an eviction event

    • Allow the eviction to be assigned to legal counsel within Revela

Best Practices & Tips

  • Use bulk actions to process multiple demand letters at once
  • Regularly review the Notice Expired status to ensure follow-ups
  • Track payment history to determine if a tenant should be moved back to Late status or processed for eviction

Common Issues & Troubleshooting

Issue 1: Tenants not receiving demand letters

  • Solution: Check the History section to confirm the letter was generated and sent

Issue 2: Unable to move a tenant to evictions

  • Solution: Ensure the Notice Expired status is active before initiating the eviction process

Issue 3: Partial payment made, but tenant is still in Notice Sent

  • Solution: Check if the payment meets the minimum configured amount to update their status automatically