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Rent Arrears Ladder

Drafts state-aware tenant arrears comms. The PM picks the state + days overdue + dollars outstanding; PMFriend picks the right rung of the ladder and drafts the letter.

The three stages​

Days overdueStageLegal form
1–6Friendly reminder(no statutory form — informal chase)
7–13Notice to Remedy BreachState-specific form (see table below)
14+Notice of TerminationTerminal state-specific form

Thresholds reflect conservative common practice; most AU jurisdictions permit a Notice to Remedy at 7–14 days. Day 7 as the start of stage 2 gives the PM a week-long friendly-chase window without risking a false sense of security later on.

State-specific form references​

These are the common names the drafter emits. The disclaimer reminds the PM to verify form compliance before sending.

StateNotice to Remedy BreachNotice of Termination
QLDForm 11 (Notice to Remedy Breach)Form 12 (Notice to Leave)
NSWNotice of Termination for non-payment of rent (s 88 RTA 2010)NSW Notice of Termination 14-day
VICNotice to Vacate for rent arrears (s 91ZM RTA 1997)Notice to Vacate (terminal stage)
WAForm 1A (Notice of breach for non-payment)Form 1C (Notice of termination)
SAForm 2 (Notice of breach to tenant)Form 2 escalated
TASNotice to vacate for breachNotice to vacate (s 42, 14-day)
ACTNotice to Remedy breachNotice to Vacate for non-payment
NTNotice to remedy breachNotice to vacate for non-payment

The UI​

Notices in the sidebar → Rent arrears ladder tab. Form fields:

  • State (dropdown)
  • Days overdue (number)
  • Rent outstanding AUD (number)
  • Tenant name
  • Property address (single line)
  • Property manager name (auto-populated; editable)

Click Draft notice. In ~1 second you get:

  • A bold stage chip (Friendly reminder / Notice to Remedy Breach / Notice of Termination)
  • The state-specific form reference (e.g. "Form 11 (Queensland Notice to Remedy Breach)")
  • The prominent legal disclaimer
  • Subject line
  • Full body text
  • A Copy subject + body button that puts the notice in your clipboard ready for your email flow

What the drafter does NOT do​

  • Does not send. Pure drafting. You paste it into your own email.
  • Does not persist. Drafts aren't stored. Re-draft any time.
  • Does not certify legal compliance. Big red disclaimer on every draft.

API​

POST /api/v1/notices/draft-arrears
Content-Type: application/json

{
  "state": "QLD",
  "daysOverdue": 9,
  "rentArrearsCents": 85000,
  "tenantName": "Alex Nguyen",
  "propertyAddress": "45 Bourke St, Melbourne VIC 3000",
  "agencyName": "Harbour Property Management",
  "pmName": "Sarah Patel"
}

Response:

{
  "subject": "IMPORTANT: rent arrears — Form 11 (Queensland Notice to Remedy Breach)",
  "body": "Dear Alex Nguyen,\n\nFORMAL NOTICE — Form 11 ...",
  "stage": "NOTICE_TO_REMEDY_BREACH",
  "formReference": "Form 11 (Queensland Notice to Remedy Breach)",
  "legalDisclaimer": "This is a draft reminder only. Verify the form name, notice period, and wording are correct for your jurisdiction and current regulations BEFORE sending. PMFriend is not legal counsel.",
  "modelVersion": "claude-haiku-4-5@prompt-v1"
}

Heuristic fallback​

When Claude is unavailable (circuit breaker open, API key missing, 5xx response), HeuristicArrearsNoticeDrafter produces state-specific template-based drafts. Prose isn't as warm, but the form reference and disclaimer are still correct — the PM gets something usable.

modelVersion reports heuristic-v0 in this case. The UI shows the same structure regardless of which drafter served.

Privacy​

See Notices Overview → Privacy for the exact list of what's sent to Claude and what's stripped. Short version: tenant name + property address are required for a legally-addressable notice and are sent; no other tenant identity or payment history is transmitted.

See also​