If you getting your rent (even though its late) Id say wait till 60 days before the lease is due to expire and send a letter via certified mail to prove you sent it, follow this again one more time 30 days before expiration of the lease. Dont do the "signature needed" because all they have to do is ignore the letter once they see its you sending the letter. If you try to force the late fee then they can probably try to say towards the end "take the security as my last month" and that will screw you even worse in case of damages existing in the place etc etc. As long as you get your money every month wait it out and dont renew. Consult a lawyer to see if something else can be done to ensure timely removing of personal items, because sometimes tenants force landlords to start the eviction process thus incurring additional unecessary expenses...GOOD LUCK!!

I have had a tenant who has "pulled" the rent out of our account 2x in the last 3 months. She is on direct deposit. She has given no notice to us and she has also bounced a check in the last 6 months. Do I have the right to tell her that we will up the late fee or do I have to wait until her contract comes up for renewal in Aug.
Thank you.

Late fees are to be used for ACTUAL damages. You'd have to show that all of the late fees charged relate to actual damage that you suffered. That might be hard to do, and then the tenant could bring an action against you and get damages. In the future, you'll just have to be more strict about enforcing the fees on time.