Any tenant that spends $4k to install permanent fixtures without your permission and then wants you to pay for it isn't a tenant that I would want staying.  

Every unit has a stove, refrigerator, dishwasher, plumbing fixtures, flooring, paint, etc.

Plus all the fixtures - electrical and plumbing....knobs, light switches and plugs, cans, pendants, faucets, appliances, etc...everything.And yes, they are concrete rules, mainly for you.

I bought most of the fixtures.

For example, last year I gave one of my tenants a choice to add a new lighting fixture, refinish the hardwood floor in one of the rooms, or add some new carpeting to one of the rooms.

Same thing when the formal background check comes in.File this one under sociopathic liars: A tenant and his family that painted the property, stained the cabinets, installed a backsplash (all poorly done and without permission), removed a light fixture, spray painted the patio, damaged the new appliances, ruined the carpeting, and more.Our fault for not inspecting regularly, but the kicker was when I told the tenant I had before and after photos and would be pursuing legal action, the tenant actually said that all that damage was there when they moved in, and all they did was paint!

Ex for a kitchen remodel are you going to paint cabinets and get new appliances, or mid range like refacing cabinets, replacing light fixtures and hardware, and buying new?

Did a cosmetic flip to modernize the unit; new floors, new cabinets, painted the walls, removed old fixtures, etc.

Sometimes cities say residential is allowed in a commercial zone with a Conditional Use Permit (CUP), or some other process that allows the city to "condition" your project, but yet allows residential in an non-residential zone.

I'm at the point where I really need (or maybe want is a better term, since technically these things still function) to make some larger improvements - I want to remove the remaining carpet in the home for all LVT, finish out the modern touches I've put in like modern light fixtures, furniture, high dollar ceiling fans, etc, replace the countertops with a nice quartz, etc.