Veteran Landlords: What clauses do you always ad into leases?

[Rachelle P.]

I recently had someone suggest adding an "early termination of lease" clause to my future rentals, as I just got stung on that one.

Veteran landlords, what lease clauses have saved you money and sanity? I realize there are some basic boilerplate leases, but if you were making suggestions to someone new, what would you suggest they include? Thanks in advance!

[David S.]

Some things are state specific..so you may not be able to use all of them

-Payment Methods Accepted

-Late Fee Policy

-No maintenance performed by tenant without landlord's permission

-Procedure for notifying landlord for maintenance (too many say this has been broken for x amount of time so I need it fixed TODAY, but never notify the landlord)

-Consequence of moving people in and bypassing your qualification process

-Consequence and fine for sneaking a pet in without notifying landlord

-Rent pick-up fee--if they refuse to adhere to payment method in lease; rent pick up fee will apply for successful and unsuccessful trys at getting the rent. i.e. you knocked on the door nd no one answered or they ignored you

-Tenant damages-Tenant MUST PAY FOR TENANT DAMAGES.  That includes drain cleaning if grease and other stuff is flushed down the drain or cleaning of AC coils for failing to change the filter. Broken windows, etc.

-Tenant damages, unpaid utilities, pet fine etc must be paid for in 5 days or face eviction

-Landlord does not change light bulbs

-$75 fee for loss of key or if landlord must make key or let them in

-No subletting

-No illegal activities, no loud noise

-Cleanliness. If premises is found dirty, landlord has the right to hire maid service and bill the tenant.  Due in 5 days or eviction.  Landlord can pay for extra pest control if tenants are filthy and it needs more due to that.

-Waiver of Notice (LA specific)

-No commercial businesses

-Lawn and outside must be kept up or landlord can hire out and bill tenant

-Fine for refusing landlord access.  This occurs when you try to show the apartment for prospective tenant when they are moving out or even for appraisers, repair people, or even during your inspections.

-Landlord needs 30 day notice when lease is up

-Getting utilities cut off is grounds for eviction i.e. no electricity in place

-Who pays utilities

-When utilities gets transferred and consequences of not doing so

-Tenant must let repair people in; will be responsible for repair people who can't get in and charge a fee.  This one is crazy--you would not believe how many people want their stuff fixed but who won't let the repair man in.