What Do I Need to Know to Be a Landlord in Indianapolis, Indiana?

Question

Hi everyone,

I’m considering becoming a landlord for my property in Indianapolis, and I want to make sure I’m fully prepared before diving in. I have one property at the moment, but plan to expand my portfolio. I’d really appreciate some guidance from experienced landlords or anyone familiar with the process. Here are a few specific questions I have:

Do I need to register with the city, county, or state?
What legal requirements should I be aware of?
I want to make sure I comply with all local, state, and federal laws. Are there specific landlord-tenant laws I should know about? For instance, what are the rules around security deposits, eviction procedures, or property maintenance? Are there any mandatory inspections or safety requirements I need to meet?
Any other tips for a first-time landlord?
Beyond legal requirements, I’d love to hear about any practical advice for managing properties, finding good tenants, and avoiding common pitfalls. Are there particular challenges or opportunities unique to Indianapolis I should keep in mind?

For background, I read "The Book on Managing Rental Properties" by Brandon & Heather Turner. I will be using RentRedi to manage the property since I have a subscription through the BP Pro membership.

Thanks in advance for any advice or resources you can share. I’m eager to learn and make sure I’m doing things the right way from the start!

Looking forward to hearing from you all.

Ryan

Keagan Scott · Answer

Hi Ryan, Welcome to the landlord journey! I'm a realtor and investor in Indianapolis and happy to share some insights tailored to your questions. 1. Registration Requirements In Indianapolis, you’ll need to register your rental property with the Marion County Health Department. This is required for most landlords in the city, as part of the rental property registration program. There’s a small annual fee for registration, so make sure you stay on top of this to avoid penalties. 2. Legal Requirements Indiana landlord-tenant laws are generally landlord-friendly but require you to be diligent. Key points include: Security Deposits: In Indiana, there’s no legal cap on security deposits, but you must return the deposit (minus any valid deductions) within 45 days of the tenant vacating the property. Evictions: Follow the formal process carefully. File an eviction with the court and provide the proper notices (e.g., 10-day notice to pay or vacate for nonpayment of rent). Avoid any self-help eviction tactics like changing locks. Maintenance: As a landlord, you’re responsible for ensuring the property meets basic health and safety standards, including working plumbing, heating, and electrical systems. Inspections: While there are no mandatory inspections required before renting, your property should comply with building codes. It's a good idea to schedule your own safety inspections, including checking for smoke detectors and carbon monoxide alarms. 3. Practical Tips for Managing Properties Finding Good Tenants: Screen thoroughly. Check credit, income, and rental history. Verify employment and call previous landlords to avoid tenants with red flags. Rent Setting: Research comparable rentals in your neighborhood to ensure your rent is competitive. Use Technology: RentRedi is a great choice. Many landlords in Indianapolis use it for streamlined property management. Make use of its features like online rent collection, maintenance requests, and tenant screening. Local Resources: Consider joining the Central Indiana Real Estate Investors Association (CIREIA). They offer networking opportunities, education, and local insights for landlords. 4. Challenges and Opportunities Unique to Indianapolis Seasonality: Tenant interest tends to slow in winter, so try to avoid vacancies during those months. Diverse Neighborhoods: Indianapolis has varied sub-markets. Focus on areas with strong rental demand, like Broad Ripple, Fountain Square, or near universities like Butler and IUPUI. Maintenance Costs: Indiana weather can be tough on properties, so budget for seasonal maintenance like snow removal and HVAC servicing. Additional Advice Keep an Emergency Fund: Unexpected repairs or vacancies can arise, so having 3-6 months of expenses saved will help you weather any surprises. Build a Reliable Team: I have lists of contractors, handymen, cleaners and property managers if you'd like me to send. Good luck with your property and future expansion! Feel free to reach out if you have more questions specific to Indy. Best regards, Keagan

Jake Knight · Answer

Hey Ryan,Congratulations on everything! Marion County does require you to register the property as a rental. Depending on where exactly the property is located they may have some different rules/laws in place. For instance, Speedway, Beech Grove and Lawrence have additional rules in place. All of this information should be available online so you'll just want to make sure you do your research. One tip I would give you is to make sure that you verify all tenant screening information. Nowadays, people can make paycheck stubs/W2's that look convincing so just make sure you invest in software that gathers verified information on applicants. At the end of the day, just be fair and things will hopefully fall into place nicely.

Gloria N Gear · Answer

@Jake Knight is the expert for the Indianapolis area - he has been doing property management for year. Do reach out to him. I self manage my few properties and have not had any issues at all with the City of Indianapolis. My LLC is registered obviously, then I received a form in the mail once the property was recorded after purchase. Property taxes are 2% instead of 1% for landlords as a general rule (some districts may be slightly higher). I personally feel landlording in Indianapolis is pretty easy as far as restrictions go. (If you are out of state, you may seriously consider using a good property manager because of screening tenants, vandalism, squatting, and various other reasons -- they do protect your investment).

Edwin Watson · Answer

Hi Ryan, Congrats on considering becoming a landlord in Indianapolis! As most have said, Marion County does require landlords to register rental properties. There are also a few important laws to consider; including, 45-day return requirement for security deposits, the eviction processes, and Indianapolis' mandatory inspections for single-family rentals. RentRedi is perfect for applications and background checks (you can also set clear lease terms and automate rent collection through RentRedi). If you're in need of a Property Management or Maintenance Team, feel free to reach out and connect with me. My team and I have been serving the Indianapolis and surrounding areas for over 20 years. Good luck!