Most new tenants that move into one of my houses don't complain and do the cleaning themselves to whatever standard they want.

I've had a couple tenants who complain about the cleaniness of the house when they move in, even when I've already done what I think is a reasonable job of cleaning.

Ideally , I would like to tell the tenants that the only cleaning we do is to "broom swept clean." I don't want to clean the place to "hospital clean" or "hotel clean" , especially since MI does not allow "cleaning" as damages.

I would rather tenants deal with the cleaning themselves. Either they clean it themselves or they pay to have it cleaned.

I don't want to have someone clean it, then the tenant complain it is not "cleaned." Seems everyone has different ideas of "clean" and I don't know how you guys who are normally hardy LL types will "clean" a place

That's a good habit to get into-- broom clean???

OUR places are spotless. We expect them to be returned broom cleaned. Fresh paint, cleaned carpets, floors washed, everything pristine is the way to go-- its a habit that won't let you down in the future.

My wife once went to a management seminar-- and the instructor actually pointed out that my wife cleans the garage door windows and blows out the garage-- kinda making fun of her. Its the way we do it. OH BTW all those people in that class are no longer in business.

We pay our MM 30. Per hr whether hes fixing, cleaning or just general maint work-- so for 240.00 the place is perfect. That pays off in long term with less maintenance visits.

NE, it is extremely rare that someone complains about the cleaniness at the SHOWING. I get it looking good to pass quick glances at showings. (some people though will complain about the basement and stairway to bsmt, which are not living areas)

I used to do the scenario you are describing. I cleaned it to broom clean and expected it back the same way. What I found was that it took longer to rent and it also attracted a lower quality tenant. I then started cleaning, but did a hurried job of it. I was having the same results. I tried hiring a cleaning crew to see what the results were. They got the place so much cleaner and as a result, it rented much quicker. My class C's were also attracting much better tenants. I now have changed my view on this and my cleaning crew is worth their weight in gold.

Without seeing the property I can't speak to whether it's clean enough...but I've never had a tenant complain about initial cleanliness. I recommend taking a couple friends or family members through your place and be honest with them..."My friend Tina, I want you to walk through here and tell me if this place is clean enough that you would rent from me. If not, tell me what I should be cleaning better". Buy Tina lunch for her help.

What condition do you expect it to be in when the tenant leaves? If broom clean is ok, then simply state in the application and then again in the lease that...

"Our units are delivered to tenants with a basic level of cleanliness, and tenant agrees that the level of cleanliness at the time of viewing is satisfactory to them and that they will return the property to the landlord in at least the same level of cleanliness"

With at least 50 pictures to prove it:

This Single Family Home was found and received,

super clean, mechanically sound, safe, fully functional,

code compliant, smoke, animal,rodent, insect, smell free.

Applicant(s) signature here ________________________.

________________________.

Comments: __________________________________________.

Attached to tenant(s) file. Dated: ___/___/____.

My experience: the tenants who complain about the cleanliness of the unit at move-in are the tenants who live like pigs and will leave the house filthy. They want to claim that the house was like that when they moved in, already dirty.

My tenants want their large deposit back, so they tend to do a really good job of cleaning, almost all of them. If you can't charge for cleaning, there is no motivation for tenants to clean. No one seems to take pride in their living conditions any more.

Good question, David. I think you've touched on a point that has to be clearly addressed with up front expectations.

We professionally clean all units. That said, some professional cleaners are better than others. It is RARE that I go to a unit after having it cleaned and I don't find something that's not clean. The oven still has grease on the bottom or the window. They forget to pull the fridge and the floor below is gross. I make them come back and do it right, or I will reverse the charges on my debit card. We agreed up front that it is to be CLEAN! Clean is clean....not "good enough" clean.

The next challenge is KEEPING it clean while people are self-touring. I am sure to leave a large area rug just inside the doorway for folks to wipe their feet. Also, Saran Wrap the toilet so no one feels it's okay to leave you a present. ;-) Had that happen to me once in a place where water was shut off....I almost always turn off water to avoid accidental floods.

When folks are moving in, we explain and show proof that the unit was cleaned via a copy of our receipt. We tell them that to expect it to still be that clean a week later is not realistic. People tromp in a little mowed grass....dusty shoes....a cobweb or two in the corners or on the vents. We explain that we expect them to give us the same effort at move out, or to expect cleaning charges. I've toyed with the idea of having them pay and advance move-out cleaning fee ... haven't figured out all the nuances yet.

Bottom line: reasonable people know they will probably miss somethings, so charging a $50 "touch up" fee shouldn't be a problem, and they shouldn't balk at it. If they do, odds are there were other issues. It's the same without our units which are older. We explain up front that each house has some "character". The floor may have a scuff here. The window sill may have a scratch there. It is what it is. We can spend all day noting down every little teeny tiny imperfection and every speck of dust, or we can accept that the house was built 40-60 years ago and is in good condition, clean, and everything works. I also mention that however picky they want to be, we will be that picky on the way out. Of course, I say it a little nicer...but they get the point. Want to dog me with details on the way in? Then that's how we'll do it at move out.

It works 95% of the time. Pretty good rate for any customer service dept. YMMV.

I have found -- amount of deposit is directly related to condition of premises on move out. We make a huge (Bernie Sanders HUGE!) amount of money on people who give small deposits-- they think that the deposit (as most of you LL's think) is all they will tender up. NOT SO.

Our cleaning charges are astronomical. Fact is I saw someone here post they charge 35.00 for mowing-- we get 200.00 for the front and 200.00 to mow the back. We don't use hourly either-- each cleaning cost item is agreed to before lease signing. So oven is 45.00 stove top is 35.00 stove trays are 15 ea. Toilet is 45.00, vanity is 25.00 thats some examples-- and fellow LL's all they have to do is clean. Light bulbs are 15.00 each and they leave 20 out or missing.

You are wrong. You need to have some pride in your rentals and provide a "clean" product to your renters that need no additional work upon moving in.

Are the shelves in the kitchen, pantry, bathroom, linen closet clean enough for the tenant to store things upon move-in? If not, you should have had them cleaned.

Same with the floors. If you walk with your bear feet, do you fell any stickiness. are the clean to the eye. Did you vacuum, shampoo and wash the floors? If not, you need to re-think your management choices.

David,

You are thinking like a GUY and it's costing you money. MOMMA picks he home and she wants CLEAN.

The standard is CLEAN. That means no trash, grit, smudges, nothing. "Mostly" clean is not clean.

I pay for a WOMAN (cuz men don't clean well!) to clean every home before showing. We get better applicants, better comments, and...

they leave the home PERFECT.

A few bucks for cleaning will easily (and cheaply) set you head and shoulders above the competition

and save you thousand$$$ at move out.

I'm blown away with the dirty conditions some LLs show their properties.

I suspect you are getting back homes that need a lot of cleaning BECAUSE it was not clean at move in. Human nature.

In court residents don't argue about rent, they aruge about CONDITION. Make it perfect so there is nothing to argue about.

I'll never counsel to break state law but find out if this is true or urban legend, then carefully read the law, looking for what it does NOT say. AND find a work around - call it repairs or repaint, or charge an exit cleaning fee...

Not all residents know the fine points of the law. You can still tell them you require it be the same at move out as move IN.

BRAD

The problem is with the term "clean".

Ask 10 people what is clean to them, you will get 11 answers.

I "clean", take pictures and expect the house to be in similar condition after move out. Not in worse condition. If it's not, I charge for cleaning to bring it up to the initial condition and deduct from the SD.

I suppose having lived in many rentals growing up (that includes well into my 20s LOL) , we've always cleaned them before moving in. So my mindset may be a little different than people who would trust what the LL thinks is "clean" same or better.

Clean it right, spotless, shiny, fresh smelling. Yes, tenants may decide to clean it themselves to be sure it meets their standards again, but you need to have a clean unit for them to move into.