Landscaping: Should tenants handle or do myself?

Question

In terms of landscaping, I see three options at my rental properties: 1) Let tenant handle 2) I do all landscaping and bake costs into rent 3)I do all landscaping and charge additional fee like you see a lot of times with apartment complexes. There are downsides to each. In the first case, tenants either don't do it or do a poor job. In the second, increasing rent price will automatically exclude some tenants from even seeing your property. In the third, it seems a little more like you are hiding part of the rent associated with property.

I like for my properties to look good as I believe it is a big reason I am able to rent out quickly. One SFH is in a B/B+ neighborhood and my duplex is in a C+ neighborhood. What have you all found as the best strategy to ensure the yard does not go to crap?

I like for my properties to look good as I believe it is a big reason I am able to rent out quickly. One SFH is in a B/B+ neighborhood and my duplex is in a C+ neighborhood. What have you all found as the best strategy to ensure the yard does not go to crap?

Patricia Steiner · Answer

We never leave lawn care to the tenant...it never has worked. Either it's a commitment to re-sod or a struggle to agree on what "lawn/landscaping" care looks like - so we hire it out to someone who does work in the neighborhood already.  It's a low cost solution to what has proven in the past to be simply not worth doing any other way.  Just one opinion...

Theresa Harris · Answer

I'd call a landscaping company and ask what they charge and if there is a discount for two properties-I doubt it but it never hurts to ask.

Lynn McGeein · Answer

We have it in lease that tenant is reponsible and if not done, we can hire out and charge as additional rent for month following work done.  They're responsible for mowing, edging, weeding, ice and snow removal if needed.  For townhouse, I tell them they can cut the whole thing with a weed-whacker if needed as it's such a small space.  I used to give a $$$ credit each year for grass seed, mulch, perennials, should tenant want to use it, covering materials only, not labor, but found most didn't do it, anyway.

Paul C. · Answer

@Theresa Harris Mostly mowing grass, picking up leaves. There are a couple of plants, but it's nothing exotic. I like your advice, most people in duplexes are probably not expecting to have to cut grass plus there is not much storage for a lawnmower even though you could make it work. Should I just get a quote for getting grass cut at duplex twice a month and the same at SFH to add it to rent if necessary?

Theresa Harris · Answer

@Paul C.  By landscaping do you mean cutting the grass or going in and maintaining gardens, pruning trees, etc?  If it is simply cutting the grass, include it in the rent adding a 'premium' for the duplex.  For the SFH in the better neighbourhood, if the tenants have a lawn mower and want to do it, then let them with the caveat that if it is not done, they will be charged for it to be done.  If they don't have a lawn mower or don't want to do it, factor it into their rent.  For my SFH, the tenants maintain the yard and do a good job.

Landscaping: Should tenants handle or do myself?

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