Renting Primary Residence-what to put in lease

[Anonymous]

We are about to rent out our primary home for two years while we're overseas. What are some tips for the lease? I have a realtor and a property manager (they are affiliated with each other) and the lease they provided me is boilerplate. FWIW this is a 2M home in VA. Keeping a security deposit of one month's rent would hardly cover maintenance and repairs if the tenants destroy our home. Any advice from other landlords would be appreciated!

[Anonymous]

Anonymous wrote:We are about to rent out our primary home for two years while we're overseas. What are some tips for the lease? I have a realtor and a property manager (they are affiliated with each other) and the lease they provided me is boilerplate. FWIW this is a 2M home in VA. Keeping a security deposit of one month's rent would hardly cover maintenance and repairs if the tenants destroy our home. Any advice from other landlords would be appreciated!

Many jurisdictions have limits on how much security deposit you are allowed to collect (and requirements on paying it back with interest if it is not used).

[Anonymous]

We created an addendum to the boilerplate lease that specified rules unique to our property. Tenants were allowed to paint walls that were already painted but not the exposed brick, for example. Tenants were responsible for clearing the outdoor drains and keeping the yard neat. Any plumbing problem that involved a clogged pipe was their responsibility.

Tenants were required to read and initial each rule.

[Anonymous]

That's great advice, thank you! Keep the tips coming

[Anonymous]

See if you can include a clause that allows you to move back into the house in the event there is a a coup/pandemic/uprising/war in the country where you are living and you have to come back home.

[Anonymous]

No pets.

[Anonymous]

Anonymous wrote:We created an addendum to the boilerplate lease that specified rules unique to our property. Tenants were allowed to paint walls that were already painted but not the exposed brick, for example. Tenants were responsible for clearing the outdoor drains and keeping the yard neat. Any plumbing problem that involved a clogged pipe was their responsibility.

Tenants were required to read and initial each rule.

I would never let a tenant paint or be responsible for maintenance. When your house floods and yard/plumbing is destroyed you will be the one paying, not the tenants.

[Anonymous]

No smoking

[Anonymous]

Anonymous wrote:

Anonymous wrote:We created an addendum to the boilerplate lease that specified rules unique to our property. Tenants were allowed to paint walls that were already painted but not the exposed brick, for example. Tenants were responsible for clearing the outdoor drains and keeping the yard neat. Any plumbing problem that involved a clogged pipe was their responsibility.

Tenants were required to read and initial each rule.

I would never let a tenant paint or be responsible for maintenance. When your house floods and yard/plumbing is destroyed you will be the one paying, not the tenants.

Pulling the leaves out of the drain outside their front door is not "maintenance" -- and it has to be done every day in the fall.

I don't care if they paint the walls, since they have to be repainted after they leave anyway.

[Anonymous]

No pets, no smoking, no exceptions and include fines.

I’m Virginia I think the max allowed security deposit is 2 months.

For move out, state the property must be professionally cleaned and the carpets must be professionally cleaned with a truck mount machine (not just a rented bissel.)

[Anonymous]

Doesn’t a lot of this depend on the state/county? I don’t rent in Va, I’m in Montgomery County in MD, but there is standard lease here that landlords must use.

[Anonymous]

Re guidance about no pets - we never allow cats because they cause so much damage but we always allow dogs. People who own dogs tend to be out in the yard and neighborhood more, and that helps keeps the house in connection with the neighborhood. Dogs also help keep the house and neighborhood safer since they deter robbers.

Use the boiler plate. Don't go off on your own. Add addendums if you seriously think you need to but, honestly, when people start doing that they tend to get too restrictive and crazy. And the fact that your property is your "primary" house only matters in your own mind. Once you rent it, it is a rental. Contact Landlord-Tenant for your jurisdiction and get their info on what's required for your area.

[Anonymous]

Anonymous wrote:Re guidance about no pets - we never allow cats because they cause so much damage but we always allow dogs. People who own dogs tend to be out in the yard and neighborhood more, and that helps keeps the house in connection with the neighborhood. Dogs also help keep the house and neighborhood safer since they deter robbers.

Use the boiler plate. Don't go off on your own. Add addendums if you seriously think you need to but, honestly, when people start doing that they tend to get too restrictive and crazy. And the fact that your property is your "primary" house only matters in your own mind. Once you rent it, it is a rental. Contact Landlord-Tenant for your jurisdiction and get their info on what's required for your area.

We thought we were fine with a dog but our tenants let their dog pee and poop and throw up all over the carpets and either didn’t clean up for did a terrible job. They also apparently let the dogs scratch out several of the windows screens and claimed to have no clue how it happened. So no more dogs. This is why we can’t have nice things.

[Anonymous]

Anonymous wrote:Doesn’t a lot of this depend on the state/county? I don’t rent in Va, I’m in Montgomery County in MD, but there is standard lease here that landlords must use.

There are certain requirements that must be met but of course you are not required to use a particular lease.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Re guidance about no pets - we never allow cats because they cause so much damage but we always allow dogs. People who own dogs tend to be out in the yard and neighborhood more, and that helps keeps the house in connection with the neighborhood. Dogs also help keep the house and neighborhood safer since they deter robbers.

Use the boiler plate. Don't go off on your own. Add addendums if you seriously think you need to but, honestly, when people start doing that they tend to get too restrictive and crazy. And the fact that your property is your "primary" house only matters in your own mind. Once you rent it, it is a rental. Contact Landlord-Tenant for your jurisdiction and get their info on what's required for your area.

We thought we were fine with a dog but our tenants let their dog pee and poop and throw up all over the carpets and either didn’t clean up for did a terrible job. They also apparently let the dogs scratch out several of the windows screens and claimed to have no clue how it happened. So no more dogs. This is why we can’t have nice things.

Cats spray and that destroys walls. You can't get rid of the smell unless you completely replace the wall. I'm okay with replacing carpets using the tenant's pet deposit. But you raise a good point about vetting the pet.