Start your membership account today...  Access to credit reports, 100's of rental specific forms, agreements, letters, checklists, how-to articles, guides, expert advice and much more!  Even a FREE, 3-day trial!

Not a Member?
Get a Free Trial Membership

  Get FREE Stuff! Run Credit Report Rental Forms  Shop & Buy Forms!  Advertise Your Rental Customer Care

Welcome to Landlord.com's Discussion Forum
Register Latest Topics
 
 
 


Reply
  Author   Comment  
zlium

Registered:
Posts: 17
Reply with quote  #1 
Hi, when my tenant lease is up, I am planning not to renew it.  The reason is I am constantly doing repairs, some necessary, but some are small and frivolous. I am not handy, so I have to hire a handyman/contractor to do the service call. The tenants do not want to lift a finger as far as solving some small inconveniences such as a loose knob on a light dimmer, or a loose door handle or a toilet leak due to the flapper not targeting the hole (handyman simply shorten the chain, which is a service call) among others.  It seems every two weeks, I get a call or text to complain.  It has only been 6 months into a year lease.  I had installed a new microwave, new stove, new gabage disposal, changed all toilet seats, four bath faucets, replaced screen windows, etc.  The other option, I was thinking is to increase their rent by 10%, since the rent is below market. The 10% will be bring it up to market rent.  Or can I add a condition, that the first $100 repair bill is on the tenant (this was on my other leases but I removed it for this one,  wrong decision)? Any repurcussion if I tell them, I will not renew their lease?  Never have done that.  Would appreciate your thoughts.  Thanks.
dishrodger

Registered:
Posts: 313
Reply with quote  #2 
most states require notice. check your state laws and do it in proper time period
zlium

Registered:
Posts: 17
Reply with quote  #3 
Thanks.  I will be giving them notice 45 days before the lease expires as the lease required, if I intend not to renew the lease.  My question is if there are legal repurcussions such discrimination.  Or is it best to increase the rent for the new lease, and hope they leave? Or add in a condition in the lease regarding first $100 repair expense is tenant's responsibility? What route would an experienced landlord take?
dishrodger

Registered:
Posts: 313
Reply with quote  #4 
if you non-renew, their is no discrimination.
depends if you want to keep them as tenants.

if your rent is a lot lower then area rents, you may want to increase some (make sure that your state/city does not have a max you can increase.  if they are calling for light bulbs, etc, add the first 100.00 clause.
my lese states they are respondsible for normal maintance and repairs
zlium

Registered:
Posts: 17
Reply with quote  #5 
Thanks for your input.  No, I don't want them as tenants, but you never know what your next tenants will be like.  It is such a risk, also, I don't like vacancy even for a few days.  Perhaps, I will increase their rent and include the clause on repairs and maintenance expense.  There is no rent control here.  And see what happens.  If they decide to leave, I may be able to have them co-operate in allowing me to show the place.  I am afraid if I don't renew their lease, I cannot expect their full co-operation.  
LLinVA

Registered:
Posts: 160
Reply with quote  #6 
I would use this opportunity to fine-tune your lease in regards to repairs and maintenance. Make it more clear about what kinds of issues they need to fix and what is your responsibility.

Although some of this stuff is pretty small, at the same time many people rent because they aren't handy and want to be able to rely on a landlord for these exact types of issues. As a landlord, there should be some things you are willing to do, especially to save a whole handyman's visit charge. Adjusting a chain on a toilet should be something you can handle, as is replacing the flapper entirely. It's not their fault you can't do anything and are relying on a handyman for every little thing that needs to be done. You can adjust a light switch, tighten door knobs, etc. 

You may also need to learn to say no. Did all of those things really have to be replaced? Then it's not their fault. If you did it just because they asked you to, that's different. 

You can also wait to get a bunch of their complaints knocked out in one handyman visit instead of calling him in every time they mention anything. One visit a month to do 10 things is different than 10 visits a month for each thing.

Also, a few days of being empty isn't a big deal. Don't let that stop you from finding a better tenant. If you can't handle a month of the unit being empty you really need to examine whether being a landlord is right for you. What if they don't renew and it takes you a couple months to find a new tenant?

It is hard to tell how much of this is their fault and how much of it is you trying to be a landlord and not really knowing how.
MannMortgageReno

Registered:
Posts: 5
Reply with quote  #7 
I think you should increase their rent and also include the clause on repairs and maintenance expense in list, if you still want them as tenants.
Loans in Reno NV 

__________________
Welcome to Mann Mortgage, your Nevada mortgage broker, where our expert mortgage brokers in Reno, NV provide you with the best-quality Reno mortgages.
zlium

Registered:
Posts: 17
Reply with quote  #8 
Thank you very much for your response, MannMortgageReno.  I do have a repairs policy included, but it is hard to enforce.  They blame the problem as a landlord maintenance problem such as that the toilet leaks because of the simple flapper adjustment, or that the new garbage disposal did not drain because they misuse it with stuffing too much grains/vegetables, etc.  Would you by any chance have a repair policy that I can use for the next tenants?  Current tenants still have 6 months in their lease, but I don't believe I can change their attitude.  I will have to tackle each incident one at a time.
Lambo

Registered:
Posts: 3
Reply with quote  #9 
We have it stated that all disposable (light bulbs, furnace filters, smoke alarm batteries, etc.) are the tenants responsibility. The tenant also is responsible if the non-working item was their fault, such as not using the garbage disposal properly (we hand out instructions of how to use it and what not to put in it) or a torn screen, toy jams in toilet, etc.  The flapper on the toilet, the loose door knob etc is wear and tear and the responsibility of the landlord.  As mentioned before, you might want to take a class to learn how to do minor repairs or find someone who does it as a second income and is willing to do it at a lesser fee.  There is this "thought" among renters that their rent is paying for this service and as long as they aren't doing anything to damage your property, they shouldn't have to fix it; and they are sort of correct.

Sometimes the DIY tenants can make a small problem worse.  We had tenants recently who replaced a faucet and glass light cover because the one wasn't working and they broke the other. Instead of calling us, they did it themselves with inferior quality parts than we had installed. When they left, we replaced it with the original quality parts, saved and returned their parts to them and charged them for the correct parts and labor.
Previous Topic | Next Topic
Print
Reply

Quick Navigation:

Easily create a Forum Website with Website Toolbox.

Apartment Finders > > Member Log-in > Free Trial Offer > Free E-newsletter > Customer Service > Get Free Stuff! > Run Credit Report > Rental Forms > Vacancy Center > Do-it-yourself > Evicting Your Tenant > Foreclosure Resources > Landlord Discussion Board > Income Tax Resources > Information Center > Join Landlord.com > Landlord Law > Library > Multi-family > Professional Advice > Rental & Property Mgmt > Rent Collection > Repair & Maintenance > Security Deposit > Software Center > Tenant Screening > Vacation Homes > What's New > Rental Agreements > Free Leases > Inside Our E-store > > Security Deposits > > Landlord Daily News > Rental Agreements >
LandscapingSanJose.net Resources: Cleaner Sunshine coast