Filtering tenant requests: what’s necessary/what’s not

[Damon Raynor]

Hi! 

I’m new to being a landlord. I purchased a duplex with an existing tenant. That tenant is requesting a number of things that I am trying to determine if they are my duty as landlord to address immediately or if they are items of preference. Here are a couple of examples with my general thought associated with each:

1. Replace existing working deadbolt with a heavier duty one. (My duplex has common building entrance and then separate apt entrances. Tenant is asking about their apt entrance. Current deadbolt works, but she says she feels unsafe)

2. Ceiling fan in kitchen

3. Replace outlets that don’t hold a plug

4. Protecting outlet close to bathroom shower.

5. Replacing a working but visually I pleasing toilet.

6. New blinds

7. Painting rooms

8. Fix slight crack in window

I believe numbers (3) and (4) are immediate needs. Outside of that, everything else is preference to me. I am generally trying to get a feel for how to deal with these kinds of requests. What are my legal obligations? What are landlord best practices? How do I properly respond when there’s a request I’m not going to address?

[Nathan Gesner]

Quote from @Damon Raynor:

Hi! 

I’m new to being a landlord. I purchased a duplex with an existing tenant. That tenant is requesting a number of things that I am trying to determine if they are my duty as landlord to address immediately or if they are items of preference. Here are a couple of examples with my general thought associated with each:

1. Replace existing working deadbolt with a heavier duty one. (My duplex has common building entrance and then separate apt entrances. Tenant is asking about their apt entrance. Current deadbolt works, but she says she feels unsafe)

2. Ceiling fan in kitchen

3. Replace outlets that don’t hold a plug

4. Protecting outlet close to bathroom shower.

5. Replacing a working but visually I pleasing toilet.

6. New blinds

7. Painting rooms

8. Fix slight crack in window

I believe numbers (3) and (4) are immediate needs. Outside of that, everything else is preference to me. I am generally trying to get a feel for how to deal with these kinds of requests. What are my legal obligations? What are landlord best practices? How do I properly respond when there’s a request I’m not going to address?

You won't make any money in real estate if you allow tenants to work you over like a sumo wrestler works over a Golden Corral buffet.

Your responsibility is to maintain the home in the condition it was rented. If something breaks, you fix it. If they rented the property with old paint, a functional lock, and an ugly toilet, that means they accepted those things and will continue to accept them until they break.

She rented the apartment in this condition. You're a new Landlord, so she's hoping to talk you into a bunch of upgrades without an increase in rent. I would figure out what market rent would be if all these improvements were made, then I would tell her she can continue renting it "as is" or you can make the improvements and then rent it to her at the higher rate. I would not make the improvements without compensation.

For future renters, you should include a simple clause in your lease that says they are renting it in "as is" condition. You will make repairs, but you will not make improvements. Mine is below. It's also designed to ward off people that rent sight unseen and then complain about wall color, size of rooms, etc. I get dozens of out-of-state renters every year and this has stopped a ton of complaints/fights.

MOVE-IN CONDITION. Tenant acknowledges the rental was represented through marketing materials designed to attract applicants for in-person inspections. Tenant was given the opportunity to inspect the rental prior to signing this Agreement. Tenant elects to accept the property in its current condition and/or they are waiving their opportunity to inspect, at their own choosing and for their own convenience. Landlord shall not be obligated to clean, decorate, alter, repair, or otherwise improve the rental, either before or after the execution of this lease, unless agreed to in writing as part of this Agreement.