What does YOUR lease say about modifications to the property?

Question

In a trending post, a member's tenant is asking to install ceiling fans in the property. He claims his brother is an electrician, that they will purchase the fans, and the brother will install them for free. (https://www.biggerpockets.com/forums/52/topics/706669-tenant-wants-to-install-ceiling-fans)

Many responses say "No, he rented it as-is. Do not allow tenant to make modifications to your property."

Sound advice.

What does YOUR lease say about property modifications? Do you go over that clause with your tenants?

Cassi Justiz · Answer

My lease says no alterations or additions without written consent of the landlord and we have the tenant sign off on this section. It also includes the wording "If made, or installed, with or without consent, all alterations, additions and fixtures become part of the real property and shall remain at expiration or termination of the Rental Agreement term."

John Underwood · Answer

My lease says no modifications without written permission.

Nathan Gesner · Answer

No modifications without written approval. I  have a form for the tenant to fill out requesting the modification. It's a couple pages long and includes:

1. Specific work to be done

2. Materials used

3. Who will do the work

4. Who will pay for materials and labor. If the owner is paying for any portion of it, I write a specific dollar amount and that is a hard limit. If the cost goes above, Tenant pays for it.

5. Establish a deadline for completion. Don't leave anything open-ended because the work may never get finished. Deadlines should be reasonable.

6. Set a date for inspection and approval

7. If the completed project does not meet owner approval, Tenant pays to fix it. For example, if you authorize them to paint an accent wall and they get paint on the ceiling, they would be responsible for correcting that mistake, hiring someone to correct it, or the owner will correct it upon termination and charge the tenant.

8. What happens to the improvement after termination? For example, if the tenant wants to install shelves in a bedroom closet, do the shelves stay and become owner property or does the tenant remove them and return the closet to its original condition?

I think that's it but I don't have my form in front of me.

Trevor Forbes · Answer

1.ALTERATIONS:

Tenant shall make no alterations, decorations, additions, or improvements in or to the premises without Landlords’ prior written consent, and then only by contractors or mechanics, or other approved by Landlord.  All alterations, additions, or improvements upon the premises, made by either party, shall become the property of the Landlord and shall remain upon, and be surrendered with said premises, as a part thereof, at the end of the term hereof.

John Teachout · Answer

On ceiling fans, I would install one if the tenant requested (we install fans in all bedrooms prior to leasing the property) but would never let a tenant or their people do it. I have repaired too many improperly installed fans. Many electrical boxes in ceilings are not intended to support more than a low weight light fixture and I'm sure no one on this forum wants a spinning fan dropping onto a tenant's bed.

Eric Carr · Answer

I prohibit it in the lease. Too much liability on esp here in LA. I'd have to agree, want it, and it would have to be permitted by the city (Actual Permit)

Dan Maciejewski · Answer

Nothing without written approval, and even then, it stays.  They are most likely not getting written approval, especially in that situation!  The only thing we allow are draperies and pictures as long as they return the walls to original condition.

Bradley A. · Answer

No Alterations. Tenant shall not make or cause to be made any alteration or addition to the Premises, without the prior written consent of Landlord, and shall under no circumstances install any additional lock or security device to the Premises or the property which could impair Landlord's access.

@Cassi Justiz Come renewals, we may need to amend our lease agreements to include your bit about alterations/additions/fixtures becoming part of the real property at the expiration of the lease. Good stuff. This would have eliminated an appliance ownership headache we're dealing with now.

Komi Kafui Aziagba · Answer

Are there landlords interested in co-landlords.? Whereby major modifications are made to property and property re-leased at a higher price to the benefit of the co-landlord.

Stephen Willis · Answer

It is usually written in the lease contract that without the permission of landlord, tenants shall keep things unchanged in the house. Any modification must be approved and agreed by landlords.

What does YOUR lease say about modifications to the property?

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