I Don’t Want Tenants Modifying Property (ring lights, tv on the w

WI · Member since 2018 · 123 posts · 69 votes

2 part question (Single family house)

1. Tenant wants a ring flood light installed which means removing existing flood/security light. Do you get your electrician/handyman involved to come and install and bill back to tenant?

2. Tenant installs ring flood light on their own without your approval therefore removing the existing flood light. Do you send out a notice to “repair”. Do you bill them at the end of their lease/move out to have handyman/electrician reinstall previous flood light?

I have security cameras and my tv on the wall. It’s fairly common these days. How do you keep up with typical society without letting tenants DIY?

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Theresa HarrisPro Member

Member since 2019 · 15k+ posts · 11k+ votes

Option 1. Have them buy it and pay for your person to install it. Let them know they will have to pay to have it properly removed and the old one installed again at the end of their lease...or it remains after they leave.

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Kimothy Bynum
Real Estate Agent · Detroit · Member since 2020 · 127 posts · 63 votes
4y
I had a similar situation. The tenants wanted to install a ceiling fan in their room so they contacted me and said they would install it their selves. So they tried to change it but couldn't get it to connect so i called an electrician to do it he did it i paid him and billed the tenants by adding it to the rent. Looking back at it i should've just said no because it just extra stuff going on that's not necessary and could've turned into a bigger problem even tho its just a ceiling fan.
For part 2 I would have them revert it back to the way it was before they left if not maybe take some of the security deposit when they move in order to revert it back.
2 Reply
Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
4y
Option 1. Have them buy it and pay for your person to install it. Let them know they will have to pay to have it properly removed and the old one installed again at the end of their lease...or it remains after they leave.
4 Reply
Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
4y
Quote from @Kimothy Bynum:

I had a similar situation. The tenants wanted to install a ceiling fan in their room so they contacted me and said they would install it their selves. So they tried to change it but couldn't get it to connect so i called an electrician to do it he did it i paid him and billed the tenants by adding it to the rent. Looking back at it i should've just said no because it just extra stuff going on that's not necessary and could've turned into a bigger problem even tho its just a ceiling fan.
For part 2 I would have them revert it back to the way it was before they left if not maybe take some of the security deposit when they move in order to revert it back.

Another exact situation I want to have a plan for is ceiling fan like you said. I’ve installed several and they can be complicated. Certainly not something I want to be done by tenants of which I have no idea if they are remotely capable.
Seems to come up a lot with “accessory” items. Fans. Security cameras. Tvs. Paint, etc
I want to help tenants feel at home but can’t allow DIY projects.
1 Reply
Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
4y
Quote from @Theresa Harris:

Option 1. Have them buy it and pay for your person to install it. Let them know they will have to pay to have it properly removed and the old one installed again at the end of their lease...or it remains after they leave.
Tenant: I want my tv installed on the wall.

Property Owner: sure no problem. I will have my handyman come out and set the bracket. When you’re ready to move out they come remove the bracket, repair the drywall holes and paint. This will all be billed to you. Could be $200+.

Tenant: nah I’ll just do it myself (After you leave of course)

property owner at an inspection : I see you mounted the tv without permission that’ll be $500 or you need to move out.

I do struggle balancing human element with black and white rules

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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y
My lease allows for the Tenant to hang a reasonable amount of art or family pictures on the walls. I don't allow for shelves, TV mounts or other large items because of the damage. They can buy a TV stand for cheaper than it would cost to professionally install and then pay for repairing the wall.
If they disobey the rule and do it anyway, I hire a licensed contractor to repair and the Tenant pays for it. It doesn't happen often, maybe 1% of the time.
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Kimothy Bynum
Real Estate Agent · Detroit · Member since 2020 · 127 posts · 63 votes
4y
Quote from @Patrick M.:

Quote from @Kimothy Bynum:

I had a similar situation. The tenants wanted to install a ceiling fan in their room so they contacted me and said they would install it their selves. So they tried to change it but couldn't get it to connect so i called an electrician to do it he did it i paid him and billed the tenants by adding it to the rent. Looking back at it i should've just said no because it just extra stuff going on that's not necessary and could've turned into a bigger problem even tho its just a ceiling fan.
For part 2 I would have them revert it back to the way it was before they left if not maybe take some of the security deposit when they move in order to revert it back.

Another exact situation I want to have a plan for is ceiling fan like you said. I’ve installed several and they can be complicated. Certainly not something I want to be done by tenants of which I have no idea if they are remotely capable.
Seems to come up a lot with “accessory” items. Fans. Security cameras. Tvs. Paint, etc
I want to help tenants feel at home but can’t allow DIY projects.

yea they had issues it was old wiring and all so i had to get someone out there. But they are great tenants and are always on time with payments so me allowing them to do these customizations may workout in the long term ya know.
2 Reply
Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
4y
Quote from @Patrick M.:

Quote from @Theresa Harris:

Option 1. Have them buy it and pay for your person to install it. Let them know they will have to pay to have it properly removed and the old one installed again at the end of their lease...or it remains after they leave.
Tenant: I want my tv installed on the wall.

Property Owner: sure no problem. I will have my handyman come out and set the bracket. When you’re ready to move out they come remove the bracket, repair the drywall holes and paint. This will all be billed to you. Could be $200+.

Tenant: nah I’ll just do it myself (After you leave of course)

property owner at an inspection : I see you mounted the tv without permission that’ll be $500 or you need to move out.

I do struggle balancing human element with black and white rules

Ain't that the truth. I'm flexible with things, but there are limits. It is also a matter of how much work it will be once they leave.
1 Reply
Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
4y
Quote from @Nathan Gesner:

My lease allows for the Tenant to hang a reasonable amount of art or family pictures on the walls. I don't allow for shelves, TV mounts or other large items because of the damage. They can buy a TV stand for cheaper than it would cost to professionally install and then pay for repairing the wall.
If they disobey the rule and do it anyway, I hire a licensed contractor to repair and the Tenant pays for it. It doesn't happen often, maybe 1% of the time.
This is a good idea. If “they do it anyways” do you wait until move out to charge and repair. Or do you do it immediately upon discovery?
0 Reply
Jonathan R McLaughlin
Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
4y
tenants plus anything electric= hard NO
"I understand your desire for security. To protect both you and me and as mandated by our insurance all work must be performed by licensed and insured workers, especially anything electrical. You are welcome to buy the ring doorbell and I will have our [electrician] come out and install. The charge will be X an hour.
While they are here I will ask them to check the new floodlight and insure its up to code/done properly. I won't plan on charging you for that unless it needs to be replaced. Again, I appreciate your desire to keep the place secure and nice, but please do not do that again without my written approval. Any questions?"
2 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y
Quote from @Patrick M.:
This is a good idea. If “they do it anyways” do you wait until move out to charge and repair. Or do you do it immediately upon discovery?
When I discover damages, I typically require them to make repairs immediately and then I follow up with an inspection to verify. However, if it's a small matter, like a TV mount in the living room, I will typically notify them that it is a violation and they will be required to pay to have it repaired prior to vacating but I do not require it immediately because it's a small cost.
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1 Reply
Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
4y
Quote from @Nathan Gesner:
When I discover damages, I typically require them to make repairs immediately and then I follow up with an inspection to verify. However, if it's a small matter, like a TV mount in the living room, I will typically notify them that it is a violation and they will be required to pay to have it repaired prior to vacating but I do not require it immediately because it's a small cost.
You bring up another point “when I discover damages I typically require THEM to repair immediately”.

if it’s a trampoline out back yes I expect them to take it down. However other issues dealing with the property can I just send out a handyman to fix/replace immediately and bill back to the tenant? Removing “them” from the repair.

im starting to think about this from a rental car standpoint. If I rented a car the rental agency wouldn’t let me change the oil or repair a door or rotate the tires.

same thing with houses. If a tenant damages something or is in lease violation, I should send out a repair person upon discovery and bill back the tenant
0 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y
Quote from @Patrick M.:
You bring up another point “when I discover damages I typically require THEM to repair immediately”.
I used a poor choice of words. If it's food splashed on the wall or the lawn isn't cut, I would expect the tenant to correct the violation. If it's damage that requires a professional contractor, then I require the Tenant to hire the professional contractor or I send my own out to complete the work.
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