Issue with a tennant, a good thing?

Question

So this might be strange and it might even be a good thing, I'm not sure, so I need some help deciphering the situation.

In my duplex in Dallas I have tenants that has been with me for almost 2 years now, they have been awesome, pay on time for the most part and keep the place very very clean and tidy.

However about 6 months ago they started to complain about little issues every time I saw them.Part of the weather stripping needs to be replace, the threshold needs to be repainted, need a timer to water the foundation. All good things right??? So while I have conceded to most requests, the tenant has decided to starting doing things them self. So far he has replaced the address numbers for both sides, repainted the threshold, re-caulked around the bath tub, painted around the entrance, and has now paid someone to mow the lawn when it is taken care of by someone else, he said it was looking shabby.

My question is am I in any trouble with them doing all of this work? Do I need to tell them to stop? I cant decided if they are doing this because they are mad at me or they just want the place in mint condition.

Thanks for your help!!

Erik Drentlaw · Answer

@Marcia Maynard  Thanks for the info on the liabilities I need to be aware of. Balance is defiantly the key, I want to become more comfortable walking the line between what is essential, and good maintenance practices vs. things tenants  want. I appreciate your help!

@Jeri OMahoney I often have to remind myself its just business! I do need to get better at spelling everything out up front. I also need to develop a list of items that I need to do right a way and things that I don't do, and provide that list to the tenant before we sign the lease. I am also not very good at saying no, lately I have just been saying I will look into if it is something I don't think I need to do. I should just be more straight forward.

Account Closed · Answer

@Erik  Drentlaw  Hi Erik,  I have a triplex, and my rental agreement spells out (somewhat vaguely, I think), what tenants can and can't do. I've had tenants who ask for a lot, often in the  form of minor improvements.  If they ask me to replace a light fixture, because they don't like it, then my answer is they can replace it themselves (with my approval). I tell them that when they move out, if they don't return it to it's original state or equivalent (meaning acceptable to me), then their deposit will be dinged.

I have some tenants who ask for laundry lists of minor things, frequently. I think this is a personality type. They think "It doesn't hurt to ask." I find that if I turn them down on non-essentials, but stay on top of safety issues, they learn that they might be wasting their time.   However, I believe I retain their respect, by dealing with safety issues right away.

I think it's fine to let people do minor things to the property, but I think it's important to spell out exactly what your expectations are, and how it might impact their security deposit. I also always think of any potential liability if they injure themselves, which is why I only approve minor changes.

Finally, if you're worried that they might be mad at you, well, I just always try to remember that it's not personal, it's business. Sometimes I have to say this directly to a tenant.  I find that if I'm fair and honest, personality issues usually work themselves out.  Good luck!

Lynn McGeein · Answer

Erik, this tenant has been there 15 years without issues, so I paid it this time as I know she is on a fixed income and cannot afford it (and I've had the same plumber for over a decade so he is reasonable).   As far as little fixes that aren't critical, we've found tenants usually find some minor problems during their settling-in phase, and we know we'll be taking care of those to make them happy, but it's usually one trip to cover several minor problems.  We tell our tenants that we will inspect periodically with notice, and they can leave us a list of any minor issues they see, and we'll take care of them when we do our inspection.   That has greatly reduced the "stupid trip" calls.

Kathleen Leary · Answer

Also make sure they don't decide to charge YOU for their "improvements" - while it may be spelled out in your lease that they are not to make changes to the property, they may feel that they've spent money you should reimburse them for. Sit down & have a talk with them - keep calm, be business-like & see if you can come to a middle ground.

Erik Drentlaw · Answer

@Lynn M.  Good point, I think I do need to make it clear what is allowed and what is not according to the lease.

Did you charge them for your time and the repair for the faucet they tried to replace?

I want to keep my tenants happy but I don't want to be at their beckon call..

Lynn McGeein · Answer

I'm now very strict with tenants about not doing anything to the property on their own.  One of my first tenants, even though it was clearly in the lease that repairs or changes are not allowed without written permission from me, put down those old tacky peel and stick kitchen tiles in a bright blue over my brand new neutral flooring, changed out the dining room light fixture, and painted the house in horrible dark colors.  This was way more damage than my one month's security deposit would cover.  Luckily, he bought the place from me before the lease ended, and I wanted out of that neighborhood, anyway, (had already sold the other unit I had there) as it was declining rapidly after a school district change.  I have a tenant right now that, while she has never been a problem, her adult daughter is in the picture now, visiting a lot, and keeps trying to "upgrade."  She tried to install a different kitchen faucet that apparently she found in a yard sale and liked, and it ended with me calling a plumber to undo her damage.  She tried to install a different outdoor light fixture with one she thought looked better (it's an HOA and they must be uniform).  I explained that her mother will be held liable for all repairs related to anything she does, and that if I find that she's done anything else, I will not renew her mother's lease (she's been there almost 15 years now) and it will be her fault.

Marcia Maynard · Answer

@Erik  Drentlaw  If the unit is pre-1978, I would not allow the tenant's to mess with anything that could disturb old paint, due to lead-based paint issues.  If they were nailing into asbestos siding it could be a problem as well.  Other than that, it seems what they did is minor and wouldn't be of concern to me.  I would double check that they are doing quality work.  You are not requiring them to do these types of things or paying them to do this work.  It seems they are doing what they see as necessary for their comfort level.  You can allow them this flexibility or not.  Your property, your choice.

If you do not feel comfortable with the tenant doing what they already did, or you have concerns about what they might do next, then you need to talk with them to clarify the matter.   At the beginning of tenancy we let our tenants know what they can and can not do to our property, when our written permission is necessary and when it is not.  We like to have the tenant err on the side of asking for permissions too often, than not.  But we also want our tenants to be able to "nest" and take pride in the place they live.  You do not want to put yourself in a position of micro-managing, nor in a position of neglecting tenant needs.  Finding a good balance is key.

Erik Drentlaw · Answer

@Marcia Maynard

I am definitely around the property quite a bit. I have actually been involved with this duplex so much that I realized that for me to expand and own more properties, I am going to need to distance my self.

I will be review the lease shortly, however I think it does state that there is not much they can do to the property because it is a standard Texas Real Estate Commission Lease (TREC).

Is there any liability for them doing this stuff to the house?

Marcia Maynard · Answer

First, review your rental agreement.  Do you state anything in your rental agreement about maintenance and repair?  Anything about decorating and improvements?  Does it guide the tenant as to which things they can and can not do?

There are things some tenants like to do to "make it their own home" and if they are able to attend to minor needs on their own and make minor improvements to make the place more comfortable, they will feel more invested and are likely to stay as long term tenants.  That can be very good for you and also for them.  Don't discourage this.  However, establish some perimeters, as you would not want them to make big changes without your knowledge and without your permission.

As with all tenants, periodic property inspection and maintenance is key.  Don't forget to do your part.  Check in with them from time to time to see how things are going for them.  It's better than guessing.

Have a friendly conversation with them.  Let them know you notice how nice the place looks and you appreciate how well they take care of the property. If they are stepping out of bounds, kindly let them know.  Honest and open communication is key.  Nurture the relationship.  Sounds like a win-win.

Issue with a tennant, a good thing?

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