Tenant lease with a tired rent structure?

[Kevin Phillips]

I have a triplex which, based on our planned maintenance schedule, will have the roof replaced, siding fixed up (siding is already newer), trim paint and new exterior porch/stairs in the spring of 2022.

One of the tenants, who also just reached his lease term, gave notice.  He's a great tenant and I while I don't want to see him go, there is an opportunity to bring the rent for that unit up almost 25%.

The question I'd like to pose is, for the next tenant, has anyone written a lease where months 1-6 would be at one rate and months 7-12 at another?  We intended to raise the rent on the other two units when the work is done while pointing out the investment we are making in the building.  I don't expect we can bring someone in at a premium rent with the exterior looking like it does need the maintenance and I don't expect they'd be comfortable paying it based on a promise of a future upgrade.

My plan B was to inform them of the upgrades up front and offer two options.  Either a 12 month lease at rate X but to know that a renewal or month 13 would be at rate Y OR incentivize them to go with a longer 18-24 month lease with an amount that is a premium to current rent X but still not market rate Y.

Appreciate the feedback.