Reject lease renewal if one party drops from the lease?

[Craig James Conrad]

Hi everyone, I'm new to all this, so go easy on me! :)

I lease out a mobile home to a man, his girlfriend and son.  The two adults are on the lease.  The woman is generally more responsible, more consistent income (I know that most of the rest often comes from her), ambitious and does most of what it takes to keep the place looking nice.  If she were not there, I am confident that the unit would be ill-kept, and an eye sore.  There is a possibility that she won't be in the picture when the lease expires in a few months.  If she *is* still to be on the lease, I'll be happy to renew it.  If not ... while the man can likely "qualify" alone on his income at his current job (he's had 4 or 5 jobs this past year or so), I don't really want him there without her.  I know I can get a better tenant and at a higher rent (I had discounted his rent due to his situation at the time).  Do I have to have a reason for not giving him a renewal option?  There are no protected class considerations in this case.

[Greg Scott]

In most states you do not have to provide any reason for a non-renewal.  In fact, you are better off not saying anything.

Note:  Technically everyone could be in a protected class.  Protected class means gender, race, familial status, color, religion, national origin, or disability.  So, if you discriminate against single white males, you have discriminated against a protected class.