What are the best things you include in YOUR lease agreements ???

Question

I will be renting my first house in the next couple months.

What are some of the best things you guys include in your lease agreements that you've learned over the years ?

I'd be interested to know the story behind it as well :)

Thanks for your feedback !

Steve Nowak · Answer

Some ones that I've added, based on experience:

Tenants are not to remove or disable smoke detectors, and are to test them periodically and promptly report issues.

Tenants are not to put grease, fat, or fibrous items in the garbage disposal.

No objects except toilet paper are to be flushed down the toilet - even items labelled "flushable."

Smoking is not allowed anywhere on the property, indoors or outdoors.  (If you are okay with outdoor smoking, maybe consider restricting it to designated areas, away from flammable material like mulch.  And require that butts are to be safety discarded).

No guests are allowed to stay over more than xxx nights within a year without prior approval.

If tenants fail to keep appointments with service technicians dispatched by me to the property, they will pay any missed-appointment fees.

Specify responsibilities for snow and ice removal, but consult with local laws and ordinances.

No subletting, and no Airbnb-type rentals.

Steve Rozenberg · Answer

I would make sure that you clearly define the security deposit disposition procedures and what the expectations are for the disbursement of funds for the security deposit. This is normally one of the top reasons landlords are in law suits. We have them sign something that shows what the min fees are that will be deducted from the sec deposit should the property not be returned in the same condition minus wear and tear.

The more clear and upfront in the beginning the better it will be should they ever move

Steve Rozenberg · Answer

I would check with local law and regulations. Could be construed as misleading, like telling someone your a police officer and your not. Not sure that is how i would like to run my business model thru lies. When you own a rental property you own a business, the IRS, Fair Housing, Discrimination Laws, Fair Credit Reporting Act, Local property codes all say you are a business and are watching you very closely. I would not do this on a bed of misleading your client the tenant. You the landlord have more government agencies watching you and protecting the rights of the tenant then you could possibly imagine.

Also now a days with the internet the tenant can find out the owner within 30 seconds, not worth setting up your model that way if you ask me.

Before you do anything I would create policies and procedures of how you run your business, what you policies are for certain situations, like late rent, maintenance items needed to repair, who is responsible for what, when you are open for business etc. If you do not set up the proper structure in your business you are sure to fail or worse be the 1 out of 3 landlords tied up in a lawsuit every year because you did not set up your model correctly.

It is easy to find a house and get it rented. The true test is doing that for the next 20 years as a business that you run, not one that runs you.

Julie Thevenow · Answer

No inside furniture outside. C neighborhood, tenants had couch and loveseat in the backyard, using it as lawn furniture.

curtains or mini blinds are the only acceptable window coverings. I've had them hang blankets, cartoon sheets, they've put up trash bags, aluminum foil, newspapers.

The only things allowed on porches and balconies is potted plants and furniture designed for outside use. I've had tenants use porches and balconies as additional storage, collection point for garbage bags, grilling area, and laundry drying( that they never seemed to bring in)

No vehicles parked in the yard.

No changing oil on the lawn or driveway.

Austin Fruechting · Answer

One random thing: If you are going to charge a "pet deposit", call it a "non-refundable pet fee" and not a pet deposit. Otherwise they can argue it's part of the security deposit and that it be applied as such.

Benn Albrecht · Answer

@Steve Rozenberg Thank you for the advice.

I will try to be as prepared as I can

Steve Nowak · Answer

In my state, Landlords can flat out refuse subletting and/or assigning without having to provide a reasonable explanation.  As noted by another poster, laws about this vary by location.

Shelley F. · Answer

I also have the one about no inside furniture outside. No motorcycle parking in the house. No trampolines. No unregistered or unlicensed vehicles, no RV storage. No cardboard boxes stored on decks or balconies.

I like the window covering one, Ill add that.

Benn Albrecht · Answer

@Julie Thevenow I didn't know you could go that far with a lease.

So basically you can put anything in the lease and it's their right to not rent from you ??

As long as what you demand is not breaking any state laws

What are the best things you include in YOUR lease agreements ???

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