New tenant wants everything fixed

[Desmond Fielding]

Hello,

I just got a new tenant into a SF rental. They were great during the phone screening/showing and the background/credit check all came back good. However, now that they're in the home they keep pointing out the smallest details and requesting that they're fixed. For background information - I previously lived in the home while I remodeled it and moved out to rent it and start the process over with a new home, so house is fully renovated with almost every room being updated. The tenant has pointed out things like a window screen with a hole the size of a quarter and doors missing door stops...  am I really obligated to replace the window screen or add door stops to a few doors that are missing them? 

I want to provide and safe enjoyable place to live, but this seems like unnecessary fixes. It would be different if the roof leaked and the toilets didn't flush, but I don't think any of these small changes will improve living conditions. This is my first rental, so I'm not sure the best way to proceed. What would you do if you were in my position?

Thanks in advance!

[Matthew Paul]

Screen repair , I would say yes you need to fix it . Door stops , they will stop a door from opening too hard and the door knob putting a hole in drywall 

[Richard F.]

Aloha,

Prevention is always less costly than reaction. And less stressful. Any property should be offered fully functional, and properly equipped with at least the most basic standard elements. Magnetic door stops are the best, many of the friction type actually can damage flimsy interior doors, and if they are just a cheap spring "stop", they are no help when the wind slams the doors shut. Be sure whatever type you use, that they are secured into the bottom plate or subfloor, not just into trim or sheetrock, which will cause them to fall out in short order. Screen and window repairs are the most basic elements of all, and are much needed in any Omaha location, between mosquitos, cockroaches, and mice, that tenants will always tell you are coming in through those holes!

Ignoring these items when you apparently spent money, time, and effort with "renovations", really looks bad, leaving the last 3 - 5% of work undone. Service calls cost much more than finishing the entire job while on site. Work on your renovation "system" to eliminate these overlooked issues.

[Nathan Gesner]

No, you are not obligated to fix those things. Your responsibility is to maintain what was there when they moved in. I would tell the tenant that no rental is perfect, these issues are unimportant, and you won't fix them. They can accept the home as is or they can move out.

I verbally tell applicants that the home will be accepted "as is" and that we will not do any additional cleaning or repairs. I also have this clause in my lease, which covers nit-pickers and those that rent without viewing the home first. I make them initial this clause:

MOVE-IN CONDITION. Tenant acknowledges the rental was represented through marketing materials designed to attract applicants for in-person inspections. Tenant was given the opportunity to inspect the rental prior to signing this Agreement. Tenant elects to accept the property in its current condition and/or they are waiving their opportunity to inspect, at their own choosing and for their own convenience. Landlord shall not be obligated to clean, decorate, alter, repair, or otherwise improve the rental, either before or after the execution of this lease, unless agreed to in writing as part of this Agreement.

[Eliott Elias]

Tenants like this need to be put in their place early, if it is not a health or safety hazard don't touch it. 

[Troy P.]

Personally, I would have made sure window screens and door stops were functional before advertising the property.

That being said, if it's not a safety or health hazard, you are not obligated to make the repair.  These seem like minor issues with quick and cheap fixes, but if you want to risk losing a tenant, you are within your right to explain you have no obligation to make the repairs.

[Theresa Harris]

Tell them no.  They viewed the home before signing the lease and knew what the home looked like.  Tell them if they aren't happy, they can give you notice and break the lease with no penalty and move out at the end of the month and you will find a new tenant.

[Nathan Faselt]

Addressing these issues promptly and effectively can demonstrate your commitment to providing a quality living experience for your tenants, which can lead to higher tenant satisfaction and a better reputation as a landlord.

In my experience, investing in minor repairs and upgrades can also lead to a higher return on investment over the long term, as it helps to maintain the value of the property and attract quality tenants. Also at the end of the lease they could try to use it to fight you on the deposit deposition if they don't level the unit in good condition.  

In conclusion, I would advise you to address these minor issues as soon as possible to demonstrate your commitment to providing quality housing for your tenants. Remember, investing in your rental property is not just about generating a financial return, but also about providing a quality living experience for your tenants.  This fall inline more with the high level management. If you have a online presence, you can request a review. Sometime the residents know they are small issues but if you take action it give them confidence that you take your service seriously    

Not discrediting its extremely annoying and petie on your residents and it cost you money. 

[Bob Stevens]

Quote from @Desmond Fielding:

Hello,

I just got a new tenant into a SF rental. They were great during the phone screening/showing and the background/credit check all came back good. However, now that they're in the home they keep pointing out the smallest details and requesting that they're fixed. For background information - I previously lived in the home while I remodeled it and moved out to rent it and start the process over with a new home, so house is fully renovated with almost every room being updated. The tenant has pointed out things like a window screen with a hole the size of a quarter and doors missing door stops...  am I really obligated to replace the window screen or add door stops to a few doors that are missing them? 

I want to provide and safe enjoyable place to live, but this seems like unnecessary fixes. It would be different if the roof leaked and the toilets didn't flush, but I don't think any of these small changes will improve living conditions. This is my first rental, so I'm not sure the best way to proceed. What would you do if you were in my position?

Thanks in advance!

Yes those items should have been corrected. We make every property 100% move in ready, even blinds. Now with that being said they do seem to be a pain in the butt :)  Hey its 20 bux of items, just to it or tell them to and deduct the 20 bux from their rent, 
Welcome to a  landords life, 

[Desmond Fielding]

Thank you everyone for the feedback! I typed up the post quickly on my way out of work yesterday, so I can give a little more background information now. I require tenants to do an inventory and condition checklist upon move-in and the only things they could find throughout the whole house was a single closet door missing the door stop, one window screen with a small hole, and the light inside the microwave is burnt out. 

I am all for providing a clean, safe, quality place to live and have no problem making these small fixes, but it seemed like they were being very nit picky because they didn't want to leave the condition form blank and say that everything was clean and in order. I didn't even notice these small things myself which is why they weren't addressed. I think I will take care of them, but I don't want to set the wrong precedence with the tenants and have it turn into a situation where they request me to fix every small little thing.  

[Matt M.]

Quote from @Matthew Paul:

Screen repair , I would say yes you need to fix it . Door stops , they will stop a door from opening too hard and the door knob putting a hole in drywall 

I was about to say the same thing. A $4 door stop is much better than a knob size hole in the wall. 

[Richard F.]

Quote from @Desmond Fielding:

Thank you everyone for the feedback! I typed up the post quickly on my way out of work yesterday, so I can give a little more background information now. I require tenants to do an inventory and condition checklist upon move-in and the only things they could find throughout the whole house was a single closet door missing the door stop, one window screen with a small hole, and the light inside the microwave is burnt out. 

I am all for providing a clean, safe, quality place to live and have no problem making these small fixes, but it seemed like they were being very nit picky because they didn't want to leave the condition form blank and say that everything was clean and in order. I didn't even notice these small things myself which is why they weren't addressed. I think I will take care of them, but I don't want to set the wrong precedence with the tenants and have it turn into a situation where they request me to fix every small little thing.  

 What is the purpose of the move-in condition form if NOT to note these issues? The whole idea is that tenants document these damages and missing items so they do not get charged for them at move-out. Being noted on the move in checklist does not, in itself, require you to fix the items. We include on our Rental Application notice that units are rented "as is, with no additional cleaning or improvements without written approval. We only address functional issues noted during inspection".

Regardless, the screen should have been repaired during rental prep, and proper door stops DO prevent wall damage, which is in your best interest. If the missing doorstops are noted on the move in form, you will not be able to charge tenant for repairing the wall from hits by the doorknob.

[Adam Martin]

Have to do and should do are 2 separate issues.  Based on your contract no you do not.  Ask yourself though are these things you normally would do prior to renting.  I would bet the answer is yes but you overlooked it and so did the tenant.  I’d thank them for letting you know and fix it.  Surely you have some leftover bulk pack stoppers and a 50ft roll of screen that should make this quick and easy.  Now that you know about this most likely at minimum are going to do it the next turn so why not now.  

[Desmond Fielding]

@Richard F. Yes, the whole point is to note anything “wrong” with the property upon move-in so you are not charged. I understand how the checklist works lol I made it myself… however these tenants filled it out and also asked that these small issues be addressed immediately.

[Quincy Lockett]

@Desmond Fielding

On most of my turnovers there are typically minor repairs that go unnoticed. I take care of those. But the complainer tenant can be a major headache.

What works for me is: Offer to let them out of the lease and return of their security deposit without penalty because you ‘unfortunately cannot provide them with the level of service they require.’

This letter usually snaps them back to reality. They really don’t want to move, they just believe that because they pay you the largest bill in their budget, they deserve the RITZ CARLTON. Truth: no home or apartment is perfect and complainer tenants need to be checked EARLY.

[Xandy Krueger]

I would fix it. It's not items broken or generally not included. It's annoying but it seems like they will take care of the property and want the best so it may suck for now but having a tenant who cares about the home and takes care of it is worth it.

However - they may be worried about being charged for it. If you don't want to at least mention to them that you understand the condition and will note it, they will not be charged at move out.