Policy for Detached Garage and Basement in a Duplex

[Trevor DeSimone]

Hey Bigger Pockets Fam,

Need some advice in order for me to implement a policy for a duplex basement and a detached garage. The background is I purchased a multi-family property, a stacked duplex in the outer suburbs of Milwaukee. I inherited the tenants, which may not have a great idea. They were long-term tenants, which sounded great on paper, but I inherited I a lot of bad habits. (One I'm currently evicting). The basements and garage were disgusting, years of trash (poor management prior to my takeover) trash bags were piled in the corner, and the dryers didn't even have vent hoses, they just vented straight into the basement. The garage is no better and is just completely filled with junk, car parts, and used oil, which may be from tenants even before the current tenants I have. The basement does have washer and dryer hookups for each tenant. 

I spent some time and cleaned the majority of the basement. Removed all the trash, fixed the lights, proper dryer venting, etc. I have a trash collector coming to broom-clean the garage in a week or two. 

Once the basement and garage are completely empty and clean-ish, I don't have an exact policy to implement for the existing tenant and new tenants that will eventually be there. I don't want a repeat of bad behaviors. I don't want it to be a storage area for junk and for trash. I would allow storage in the area if it was clean and organized but I'm uncertain if tenants will respect the space. Not to mention the garage as well. 

Do you allow tenants to utilize your basements and garages? 

What do you allow in your basements and garages?

How do you separate/split the area between the tenants, (assume there are no existing barriers or dividers)?

Should I be charging additional rent to use these areas? 

How should I enforce whatever policy I implement?

[Wesley W.]

Do you allow tenants to utilize your basements and garages?

No.  No tenant access to my basements.  Rent out garage separately.

What do you allow in your basements and garages?

See above.  I do have a clause in the garage rental that says they can't store things that are hazardous, explosive, grow plants, keep animals, weird stuff like that.

How do you separate/split the area between the tenants, (assume there are no existing barriers or dividers)?

You could section off parts with framing and chicken wire, and use padlocks w/hasps.

Should I be charging additional rent to use these areas?

Yes. Yes. Yes.  Anything extra, costs extra.

How should I enforce whatever policy I implement?

Have it written in to your lease, which should be month-to-month, so if they violate it for something other than non-payment you can easily part ways and disentangle them from your life.