Should I give this tenant an upgraded fence?

Question

Good afternoon.

I have a tenant who has been in a property for about nine months. When he signed the lease and moved in I had a 3’ fence around the yard. Now his dog has learned to jump over the fence.  He wants me to install a 6’ fence at my expense ($1500ish) or he’s going to break the lease and move out.

I said somthing along the lines of that if the fence breaks I am responsible for repairing it. My responsibility ends there. It is not my responsibility to ensure your dogs can’t escape. When you signed the lease the fence was there and you judged that it was adequate. What if I put the 6’ fence in and the dog learns to climb it? Then do you want an 8’ fence?

Well that didn’t go over too well. I broke down and offered to split the cost of the fence with him. He wanted none of it and just hung up on me.  Since then I haven’t spoken to him and figured I’d just let this play out the hard way if he wants.  I’m having second thoughts now and want some opinions

The place isn’t a dump. It’s a nice house and I just dumped about 10k into updates before he moved in. So far I’ve been reaponsive to any issue he’s had. Somthing breaks and it’s fixed in a day or two with quality materials.  I went so far as to buy a dehumidifier so he could use the basement for storage, replace the screen his dog damaged at no charge and other little things I don’t technically have to do to make it nicer for him  Now I feel like he’s taking advantage.

Now the reason I’m considering giving in. I’m getting a good amount of money in rent. This guy is paying about 300 a month more then the other offers I was getting for it. Turnovers are expensive. Rents are high here so a turnover will likely cost me 5-8k.

I’m thinking of calling him back and offering to put up the fence if he signs a one year lease extension with a 2% rent increase. He was getting the increase either way.

I appreciate any input.

Russell Brazil · Answer

Let him leave, or tell him he can put in his own fence.

Kevin Sobilo · Answer

@Thomas B., how much is the rent such that you expect $5-8k loss upon turnover? If the rent is $4k per month for example, the I probably would do the fence upgrade since the relative cost to the rent is small. However is this was an average rental bringing in $800 a month then I would not consider it at all.

Also consider how the tenant is behaving. Money or not, this is what you're going to have to deal with by prolonging the relationship.

Also, if someone can afford a luxury $4k rental (for example), they should be collectible for any amounts owed for breaking the lease early. If a tenant breaks my lease early they owe an early termination fee that is over 1 months rent plus they pay rent until a new tenant is in place.

Theresa Harris · Answer

If his lease is coming up for renewal (you said he's been there 9 months, so he'd have to give 60 days notice if he's not renewing it), you could let him know that you will do the fence IF he renews his lease, but not until the lease is renewed.  Up the rent $100 a month (about 4%) and then he will effectively be paying for the fence or at least part of it over the next year through the increased payments-of course do NOT tell him that is why you are upping the rent.  If you will need to replace it in a few years, you'd be out part of that cost anyways.

For the max height of the fence, check as 6 feet may be the highest you can go.  Otherwise if you want privacy, check the difference in price for 6 foot vs 8 foot fence as the boards come in standard heights, so labour won't cost any more.

Theresa Harris · Answer

If the fence is in good condition, why would you replace it?  The tenant knew about the fence when he moved in.  I don't see how he can legally use the height of the fence to break the lease.  Their are options available to him to keep his dog in the yard. Invisible fences are one.  He can also make a smaller fenced in area by himself to keep his dog in that is removable.

Frank Geiger · Answer

You need to find a PM. This tenant is taking you for a ride. Installing a brand new fence for his dog has no ROI. What will he want next? It never ends with one thing.

Account Closed · Answer

The tenant can buy the invisible fence for dogs for about$250 It works well is not cruel and he can take it with him when he moves. I would not let a tenant hold me hostage to unreasonable requests. There is no guarantee he stays or demands more improvements in the future.

Dennis M. · Answer

This is insanity!  stop catering to the guy and his mutt . Don’t be bullied or become scared of the tenant or a vacancy . Heads would roll if he hung up on me especially after I offered to help upgrade the fence . You need a pm or seriously man up . This guy is steam rolling right over you

Dawn Burwell · Answer

@Thomas B. I think this says something about his character . What audacity !

I wouldn’t do it.   HIS dog is not YOUR responsibility.    He can get an invisible fence or get HIS dog TRAINED to listen and know boundaries.

Marcia Maynard · Answer

@Thomas B.  Welcome to Bigger Pockets and the joys of landlording.

Here's my take on your situation....

• The attitude of this tenant... I don't like it.   He's trying to call the shots.  You caved to him before, so he's going to continue to push the envelope. He appears to be demanding and disrespectful.
• Consider first what you want for this property. Imagine what you want for the property for the long term, not just what will appease this tenant.
• Do you really want a 6 foot fence for this property? What will it do to the sight lines? Have you heard about CPTED (crime prevention through environmental design)? Consider design changes that will enhance security.
• You need to do periodic inspections of your rental property and charge for damages as they occur. The dog will do more damage over time, so prepare for it. Most of us have paid to repair tenant damage at one point or another and then regretted not holding the tenant accountable for it. Don't set the wrong precedent.
• Why bend over backwards for this tenant? Learn how to say no in a diplomatic way. Our standard response when declining a request is...  "We're not prepared to do that." It's a diplomatic way to say NO, gets the point across, is easier for tenants to accept, and better for maintaining an amicable relationship.
• As others have mentioned, there are other options available to the tenant for containing and controlling his dog without encumbering you.
• Realize that a fenced in yard with a 6 foot fence will attract dog owners and families with children and those who want a great amount of privacy (for either good or bad reasons). If you do decide to put up a fence, make sure you can see through it so you can keep an eye on your property.
• Ditto about checking with your city/county code for erecting fences. It's common for the max height to be 6 foot in residential areas.
• About leases.... I much prefer the month-to-month rental agreement over long-term leases. Tenants will move when they need to move, so no lease will keep them there. A lease might encourage a tenant to stay for the duration of the lease, but if the tenant wants to move and is only staying to ride out the lease, they may be miserable and more likely to make you miserable too. We prefer month-to-month rental agreements, especially when a tenancy turns bad since it's easier and faster ending tenancies that are month-to-month. It is also easier and faster to change the terms of the agreement when necessary.

Good luck!

Anthony Solis · Answer

Sometimes it's worth spending on some upgrades if you think you have a good long term tenant. I'm not sure how the rental market is in your area but I do think it's a good idea to extend the lease if you do in fact upgrade the fence. Best of luck!

@Thomas B.

Should I give this tenant an upgraded fence?

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