I am renting a house in California to a family who never pays rent on
time. We have to drag it out of them.  The constantly lie to us that
it is 'being deposited that day' and also do not pay the $25 late fee.
 They seem to feel that so long as they pay it doesnt matter when it
gets paid. They pay upt to 16 days late, every month  which is
jeapordizing our mortgage. We signed a one year lease. It seems to me
that by paying late they have negated the lease and thus it would not
apply anymore so I could give 30 days notice. They are 3 hours away so
it is even more difficult to deal with.

Can I evict or give 30 days notice?  This is VERY stressful.

What should we do?

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Request for Question Clarification by justaskscott-ga on 09 Oct 2006 12:21 PDT

[As noted in the disclaimer on this page, answers and comments
provided on Google Answers are general information, and are not
intended to substitute for informed professional legal or other
professional advice.]

A popular book on this subject is:  

"The California Landlord's Law Book: Evictions"
Nolo
http://www.nolo.com/product.cfm/objectID/BA36BFF6-F572-4128-BAE718206BF6766C/213/

See also:

"How Evictions Work: Rules for Landlords and Property Manager -- Page
4 of 4" [under "For More Help"]
Nolo
http://www.nolo.com/article.cfm/pg/4/objectId/50ABA868-D067-409C-9EFEED80B510C425/

If you don't wish to purchase the book, you might be able to find it
in a nearby library.

Would this information be sufficient for an answer?  If you're
interested in a library, could you indicate the general area (e.g.,
the county) in which you are located?

Hang in there until the year is up and then get rid of them.

You can also hit their credit reports with something that says that
they didn't pay you (not paying the $25 late fee is enough for that). 
That should be sweet justice... that will affect them for years to
come.