Script for asking tenant about renewing lease and rent increase?

[Steve S.]

A couple of questions as I'd like to improve how I do this with my tenants:

1) do you raise rents annually and if so, how much and how do you determine how much?

2) could you recommend a quick script so to speak of how to approach this with the tenant?

For example, do you first ask if they want to extend for a year or do you say the rents going up $20 / month (or whatever it is)?

What has been successful for you when it's a tenant you'd like to keep?