Should I replace the roof with tenants in place?

Question

Hey guys,

I just closed on my first duplex and the roof is pretty outdated (20 years old). It is in working condition but has a leak and should be replaced - I want to replace it for personal peace of mind and insurance purposes. I inherited two solid MtoM tenants that are paying $1,100 each, way below market rent of $1,650. I'm going to give them the option of staying for $1,580 or leaving in 30 days (Florida law is 15 days but I want those extra days to replace the roof). I want to start the roof replacement ASAP so the property is rent-ready if in the case the tenants do decide to move out.

Is it okay to replace the roof with the current tenants there? Would this be a violation of their quiet and peaceful enjoyment of the property? How should I go about this?

I truly appreciate your help!

Andres Murillo · Answer

Absolutely you should! Showing the inherited tenants that you're committed to the maintenance and integrity of your property will establish a lot of goodwill. As long as you communicate well with them and coordinate the repairs around their schedules as best possible I think you'll help the chance that they renew for a higher price.

Sergey A. Petrov · Answer

Maintenance and repair work happens all the time. A roof replacement doesn’t make the property uninhabitable

Sergey A. Petrov · Answer

Step 1 is send them a letter - mail or email whatever you have from the seller. Tell them you are the new owner, tell them how to pay rent, and tell them how to communicate with you. Tell them their rent for this month was transferred to you by the seller. Tell them their deposits transferred as well. This happens the day you close or the next day. In that same letter you could say you’ll be evaluating the property to make sure things are where they need to be and maintenance is done.

Step 2 (after all of them call you with their maintenance requests), send a follow up letter letting them know you’ve completed the bulk of the work, there is more to be done, you are looking forward to better operations, you’ve conducted market research and rents will be going up, new leases will need to be signed, etc

Patricia Steiner · Answer

Buckets or replacement!  The tenants will opt for the replacement every time.  Buckets, mold, ruined stuff - all sucks.  Rock on with the replacement.

Patricia Steiner · Answer

You're running a business...raising the price is a business event.  And, in some states, it is required to be written with a minimum of 30 days notice.  Simply send a letter (there are sample ones online) to advise that "effective (date), the rent will be $X and payable by the 1st day of each month; please remit your rent payment (via zelle/to) on or before the due date. The increase is necessitated by increased costs and does remain within current market rent."  (Something like that...be sure not to apologize for the increase; again, it's business not personal).  Hope this helps...

Jason Maguire · Answer

@Marcos Carbi the best advice is to honestly just be respectful & be yourself when you introduce yourself.

If the tenants are that far below market rent they probably most likely know that & won't be too surprised. When i first took over my duplex, i texted the tenants and asked when they were available to meet in person to discuss future leases. The first response i received in person was "Are you going to kick us out" I simply stated No, but that the markets were well below market rent & that we needed to work to get them up to a more reasonable price. I was very respectful, transparent & also honest & they were completely fine with the rent change. We went from $720 to $850 just like that!

Chris Seveney · Answer

@Marcos Carbi

Yes just give them advanced notice in case they work from home so they are aware of the work and can plan appropriately

Matt Devincenzo · Answer

Right to peaceful enjoyment doesn't mean you can't work on the property, it just means it needs to be reasonable and not unnecessarily intrusive. Also as long as it occurs during 'normal' working hours and with reasonable notice then you're fine.

Bjorn Ahlblad · Answer

Just let the tenants know......it is messy and loud but done in one day sometimes two.

Jason Maguire · Answer

Agree with the others. It will show your tenants that you are serious about taking care of maintenance & repairs- Also, just follow the rule in your state for how much notice you need to give (mostly 24-48 hours).. as long as you're in that range & let them know you should be more than OK. Good luck getting that roof replaced!

Should I replace the roof with tenants in place?

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