Spelling out things like light bulbs and unstopping toilets?

Question

There was a really great BP podcast a while back where they interviewed an investor who had her renters trained so she wasn’t stuck unclogging toilets and things like that. I can’t remember which podcast that was, but she also set up business hours that were like a short window on weekdays for non-emergency requests and things like that. She had a lot of good systems in place (if anybody remembers which podcast that was, let me know!)

On that note, how do you handle things Iike light bulbs? Is that the renters responsibility and do you write it into a clause in your lease?

Same with things like unclogging toilets. I want to basically say, “you’re a grown-up, you can handle these types of things”.

Any tips on this would be great. I need to break out the books I’ve read and start refreshing, but hoping for some input from the BP community.

Peter Tverdov · Answer

I personally think that's ridiculous and will lead to bigger problems because the tenant doesn't want to tell you about a repair. Don't do that.

Tenants have asked us to change light bulbs in the past (I seriously don't understand how someone can think they need to call someone to do that) and we explain to them that is not our responsibility. If a toilet is clogged we explain to them how to un-clog it.

Matt R. · Answer

I kind of dodged the light bulb thing by putting in LED bulbs or fixtures every place I could.  In nearly two years of having it rented, I've had exactly one failure of an LED bulb.  I sent the tenants an email that I wanted to come over for a regular maintenance visit, and they mentioned the burned-out bulb; I brought another one and swapped it while I was already there for other things.

The bulbs that burn out the most on me are the incandescent globes over the bathroom mirror; I like the look enough that I haven't switched these to LED.  I left them some spare bulbs when they moved in, and they would swap them if one burned out, but eventually they ran out of spares; they wouldn't call me just to change the bulbs, but they would mention it if I was coming over for maintenance.  I finally figured out to bring enough to do the whole fixture, plus a couple of spares, anytime one was burned out, and just leave the spare ones at the house.

LED bulbs are cheap enough now that they probably won't disappear from the fixtures on you.  The lower energy usage might be a selling point for some prospective tenants, too.

Christine Kankowski · Answer

Yep, I spell it out in the lease.  Those specifics and also sprinkler heads, batteries on thermostats, and  unclog a garbage disposal, .  When they call for these things, we explain the if the repair person fixes the issue by replacing a battery or changing an air filter, that they will be charged with the expense.   My go to phrase is  :  This is a house, not a hotel.  You take responsibility for basic maintenance and upkeep, while the owner needs to handle the repairs.

Boots Bonner · Answer

@Jeff T.  I buy the Drake elongated chair height from Lowe's.  It usually runs 280 or so.

Tony Lago · Answer

I state that these things are their responsibility on my lease. We have a couple handymen that work for us so we will send someone out without an issue but at their cost, with some kind of admin fee.  My policy is write a strong lease and operate as you feel is fair. We don't expect them to know how to handle a toilet backing up, etc. We own old houses, if there is a backup and it isn't caused by the tenant doing something like flushing chicken bones (true story) then we will cut them some slack and teach them to avoid it happening again. This is my actual lease language from my tenant responsibilities section:

B. TENANT MAINTENANCE. Tenant shall at all times be responsible for snow removal for the entire Premises and salting of all entrances, walkways and sidewalks, if and when necessary. Tenant shall maintain the Premises exterior including the entire lawn, front and back free of debris so as to maintain same in a neat appearance. Except as required of Landlord in Subsection 13A hereof, in all other cases Tenant shall be responsible for maintenance of the interior and exterior of the Premises, excepting normal wear and tear, including but not limited to, toilet back up, replacement of light bulbs and repairing of non-structural and other items in the ordinary course of their use. Tenant shall inspect all batteries in the smoke alarms and carbon monoxide detectors on a monthly basis and replace them as often as needed. At the expiration or termination of the Lease term, Tenant shall repair any damage to the Premises or its contents and shall leave the Premises and the contents in a clean and good ordered, undamaged condition with the kitchen and all appliances, bathroom fixtures and building equipment clean and in the same condition as on the first date of the Lease including without limitation all interior and exterior finishes of doors, walls, banisters, closets, cabinets, ceiling, railing, trim, stairs, appliances and equipment it being the intention of the parties that the Premises shall be returned to the Landlord in its original condition.

Tenant shall also:

• Maintain the house and all appliances, such as refrigerator, stove, dryer, washer, alarm, heating and window air conditioning units, if any, and return in the same working order.
• Promptly notify Landlord of any repairs even if some are Tenant’s responsibility.
• Promptly remove all garbage and debris and place at the curb for collection in secure containers respecting all applicable recycling laws.
• Use all plumbing, heating, cooling, gas and electric and other facilities in a safe manner.
• Not flush wads of toilet paper, grease, oils, coffee grounds, fibrous materials, q-tips, sanitary napkins, tampons or condoms in the toilet or down any drains. These must be placed   in   the   garbage   to   prevent   damage    to    the    plumbing    system. Tenant shall not use caustic substances such as Drano or Liquid Plumber in the toilets or drains.
• If a drain or toilet does not flush and Tenant cannot unclog it with a plunger then Tenant shall immediately contact Landlord but NOT flush again. Tenant shall be held responsible for water damage caused by overflowing toilets and/or drains.
• Take no action which would cause a cancellation or increase in Landlord’s fire or liability insurance.
• Obey all environmental laws and keep no toxic, inflammable or dangerous substances on the Premises.
• Prevent the accumulation or buildup of mold or mildew throughout the Premises by notifying Landlord immediately if any evidence of water leak or excessive moisture, mold or mildew appears.  Tenant shall operate the dehumidifier(s) (if any) in the basement in accordance with Landlord’s operating instructions.
• Tenant must clean the shower and bathtub with bleach.
• Use grounded three prong surge protectors; Extension cords, plug adaptors and halogen lamps/bulbs are prohibited.
• Use microwaves, crockpots, toaster ovens, coffee pots, hot plates and other cooking equipment ONLY in the kitchen and not in the bedrooms or sleeping areas.
• Not permit the use of the laundry machines for any person that is not a Tenant.
• Shall not bring bicycles into the interior of the Premises (other than the basement).
• Tenant shall not hold, conduct or throw any large parties in the Premises.
• Replace batteries in smoke and carbon monoxide detectors alarms, a smoke alarm or carbon monoxide detector without a working battery will result in a fifty-dollar ($50) penalty for each infraction.
• Change out any broken or defective lightbulbs
• Allow Landlord to use Wi-Fi (if applicable) and electric to power smart home devices (if applicable) i.e. smart locks and thermostats.
• Replace batteries for smart locks and thermostats (if applicable).

Hope this helps!

Brian Van Pelt · Answer

@Peter T.I implemented this and have 9 years without a call for change lightbulbs/clogged toilet/ smelly drain / broken window / shovel/salt sidewalks / bent curtain rods or bathroom towel holdersMove out inspections have no repair issues other than picture holes i walls.You may "think" it's ridiculous, but I'll compare my maintenance expenses with your properties any day.

Joe Splitrock · Answer

I have never had a $100 deductible and I have also never had a call to change a light bulb, clogged toilet or any of those things you mentioned. I simply spell out tenant responsibility. The deductible just discourages reporting problems or encourages them to cover up or repair themselves. The reason it seems ridiculous is because things break that tenants didn't cause. I just had a 40 year old faucet that I had to replace. Tenant has been there 6 months. Why should they have to pay $100 for something that was past its life span? I have a property with minor leak in a roof. Tenant reported the issue, but it is so minor I guarantee if they had to pay, they would just keep quiet and until move out.

I am sure the policy is fine if nothing breaks and no doubt it keeps people from calling you. Of course you don't know what problems were covered up.

It is just not industry standard or best practice. That is the message I would give to new landlords. "Creative" policies may seem like a fast solution, but they can get you in more trouble than they prevent.

Peter Tverdov · Answer

You don't need to implement something like that to prevent those issues, you simply talk to people like an adult. Also good luck on a future lawsuit if you really have tenants shoveling snow. My company manages 50 doors right now and we scold any property owner who thinks that's a good idea. No one will sue your tenant  who has no assets when they slip and fall, they will sue you.

Michael Noto · Answer

@Jon Mason I would probably advise against the "first $100 in repairs tenant responsibility" clause because that leads to tenants not informing you of little things here and there when they come up and those little things depending what they are could lead to bigger issues down the line.

You want them to let you know when things go wrong, but there is also different ways to handle different issues. With the light bulb issue or something similar ask them if they can handle it and see what they say. Most tenants just contact you for things like that because they think they have to and once they know they can replace it on their own the problem goes away. Now, if they insist you come out there for something that basic then just schedule a time in the future you will be out there to take care of the issue. Do not run over there, make it work for you for issues like this.

As far as plumbing issues goes, I would just have a relationship with a local plumber and a drain company because minor plumbing issues are probably the most frequent types of problems that arise with buy and hold rentals. You do not want a tenant trying to play plumber if it is something more than just a basic clog that can be plunged.

David Lee Hall, III · Answer

@Jon Mason I am very clear that tenants are responsible for such. I have a section that lists tenant responsibilities, I go over such items during tenant on-boarding, and the lease has two clauses, one that they are responsible for all repairs under $25 and the other that they will be billed for tenant caused damages- which sending a plumber out to unclog a toilet would fall in. Overall I try to make it clear that if it sparks or leaks, I better know ASAP, otherwise be adults and take care of the place and I will fix normal wear failures in a timely manner.

I know a “slum lord” that won’t send anyone or fix anything under $350 in value. Garage door opener breaks, tenant has to fix, bath fan died, same deal. I try not to be that guy.

Spelling out things like light bulbs and unstopping toilets?

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