Atlanta, GA · Member since 2014 · 19 posts · 3 votes
So - have a tenant that moved in, and during her walk through, asked for a couple of improvements. I've been down this road before - so I rolled my eyes. But then she snapped me back to reality, and said that she wanted to pay for the improvements AND the installation!
What she wants is ceiling fans in the 2 bedrooms, so she doesn't have to run the air in the summer in her kids rooms (11 and 17), and she wants a garage door opener.
My lease says the usual about improvements staying with the house, and she's OK with that part - but having someone willing to pay for their improvements is new to me. I already told her that if the "owner" approved it, that his people would have it installed.
So - would would my BP associates do? Would you let her pay for the items, and install them on your dime? Would you let her purchase them, and let her pay for you for the installation? Neither?
I would buy the item with the tenants imput and also either perform the work myself at my rate or hire a contractor of my choosing to perform the work and then have the tenant reimburse me for the expense. This would all be documented referencing the lease clause regarding alreations and improvements and the fact that these things will be staying with the property. I might consider paying for a portion of the improvements.
I would buy the item with the tenants imput and also either perform the work myself at my rate or hire a contractor of my choosing to perform the work and then have the tenant reimburse me for the expense. This would all be documented referencing the lease clause regarding alreations and improvements and the fact that these things will be staying with the property. I might consider paying for a portion of the improvements.
I should add that she also wants to have an alarm installed. I told her that the owner would have to approve the alarm company, and she said she wanted to calll ADT.
Personally, I don't care about that - the unit is in a B/C area anyway.
Before you read my comment, I've done some things in my own properties that may not be how I would advise someone else do them. This usually stems from a personal perspective on the tenant and the way this relationship "feels" like it would play out. This would probably be one of those situations...I'd be ok with any of the options you've listed depending on the tenant and how I think they may act upon move out.
Now the way I'd recommend doing it to avoid any future issues. Figure out what the cost of those items would be say $600, take that expense divided by the lease term say 12 mo. now increase the rental rate by that amount per month ($50) with the improvements installed. She is effectively paying for the cost, but the simple fact that you paid for them directly and she did not directly reimburse their cost makes for a very strong case of why she is not entitled to them should the tenancy go south down the road. I wouldn't explain that as how you are doing it, just tell her you're willing to do the improvements for a rental increase.
Again in reality I may go about it differently, but as an outside observer it is the way to do it that keeps you in the strongest position for the future if you have issues.
Just saw your second post about the alarm. On that I allowed my tenant to have one installed at her expense since I really don't want to be in the middle of any contract that she is paying for. If it stays when she leaves then fine I can at worst remove the sensors and patch any small holes, at best maybe I can have the system transferred to a new tenant should they want it. I really don't know much about how the systems and contracts on them work so I try to stay out of the middle of it if at all possible.
I personally don't like the idea of tenants doing 90% of repairs/improvements because you don't know the skill level of the tenant. They may do a hack job which will cost $$$ to fix. They could wind up electrocuting themselves.
Make it legit. Call a contractor and get a quote. Show her the quote and if she pays do the work. Nothing shady that way. The lease addendum idea above is smart as well. It removes the "I didn't know" scenario.