Never done this before..has anyone...2nd rental agreement or addendum

[Daria B.]

Good morning and Happy 4th to those that celebrate....

I woke up this morning and had a thought about this....

I always fix (if needed) things prior to any tenants moving in so there is always a fresh clean and fixed start.

I am a big advocate of NOT disturbing my tenants while in their home.

I might be in a situation though that is not allowing me to do this prior to and don't want to loose the tenant and $$$. It's more than fixing and sprucing up the place.

While fixing and cleaning doesn't take long, upgrading a bath and/or kitchen does. So on top of sprucing up it would be a bath remodel. For the kitchen, I would just wait for a school session break when the tenant moves out and start immediately.

One of my rentals I did both bath remodels (took 1.5 months) after the tenants moved in and they were great about it. I didn't have any other contract other than the lease agreement and I did mention to the PM I wanted to have this done when they found the tenants so they knew going in.

These guys-tenants weren't there most of the time and were "very" nice about having this done. I actually did speak with them before I decided to go ahead and also talked to the PM so everyone was on the same page. Everything worked out perfectly in that case.

In this situation I would not want to wait to have work completed and then try get it rented. I'd be out of rent $$$ far too long and would have to wait until the next school session. Bathrooms I found are easier to remodel and take less time than kitchens. The other situation wasn't a student rental.

What I would propose is to have another separate agreement with the student-tenant to have the remodel of the bath after they move in, rent would be based on the current condition and area rents. This way they are still signing the lease and I get to rent the property and not wait. The 2nd contract would stipulate I would have this work start (within the move-in month)-completed (1 month, if that long) by a certain date.

As I type this I realize this may be more disruption than a tenant would want to encounter, although this worked the last time where the tenant moved in and I told them I had this work slated to be done, this might not hold true for every situation.

As I mentioned I've never done this before and I'm not sure if anyone else has but I wanted to ask. I think lease contracts are what they are and adding another for the sake of remodel seems unwarranted.

Thanks and have a great after-4th weekend.