tenant maint plan
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tenant maint plan (by Adele [FL]) Jun 7, 2019 8:09 AM
       tenant maint plan (by NE [PA]) Jun 7, 2019 8:13 AM
       tenant maint plan (by Oregon Woodsmoke [ID]) Jun 7, 2019 8:21 AM
       tenant maint plan (by S i d [MO]) Jun 7, 2019 8:26 AM
       tenant maint plan (by Oregon Woodsmoke [ID]) Jun 7, 2019 8:26 AM
       tenant maint plan (by NE [PA]) Jun 7, 2019 8:32 AM
       tenant maint plan (by fred [CA]) Jun 7, 2019 10:15 AM
       tenant maint plan (by Robert J [CA]) Jun 7, 2019 10:16 AM
       tenant maint plan (by Vee [OH]) Jun 7, 2019 12:14 PM
       tenant maint plan (by CX [WA]) Jun 7, 2019 11:35 PM
       tenant maint plan (by JB [OR]) Jun 7, 2019 11:47 PM
       tenant maint plan (by Ray-N-Pa [PA]) Jun 9, 2019 9:28 PM
       tenant maint plan (by plenty [MO]) Jun 9, 2019 9:54 PM
       tenant maint plan (by Adele [FL]) Jun 12, 2019 2:00 PM
       tenant maint plan (by Adele [FL]) Jun 12, 2019 2:06 PM

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tenant maint plan (by Adele [FL]) Posted on: Jun 7, 2019 8:09 AM

Does anyone have any suggestions on how to deal with a tenant that keeps breaking things? Too many calls. I want to be nice and believe they just havenít settled in yet- been there less than 2 months. Nice people, but what gives?: window was pulled out of the track, broke the track on another window at the move in inspection no less, said a mini blind just fell off the wall last night, they broken gate latch, complained about the area I clear cut before they moved in , and etc. I was thinking of offering them a monthly maintenance plan for $250 per month to give them a clue/ reminder that the place is ďas isĒ. It is a nice place in a nice area. Last tenant had one or two issues in 4 years. What is your advice. They are month to month. They are pleasant, yet needy, and maybe believe everything in life is supposed to be perfect?? How does a new mini blinds just fall off the wall?? --66.87.xxx.xxx

tenant maint plan (by NE [PA]) Posted on: Jun 7, 2019 8:13 AM

You rented to duds. Good luck. --50.32.xxx.xx

tenant maint plan (by Oregon Woodsmoke [ID]) Posted on: Jun 7, 2019 8:21 AM

There is often a little flurry of nuisance repairs when a new tenant moves in. Stuff that the move-out tenant should have reported, but just lived with.

It is possible that a mini blind fell off the wall; perhaps installed incorrectly or disguised damage by move-out tenants. Breaking window tracks isn't reasonable, though.

When my unite are vacant, I do a fine toothed comb inspection to try to find all the little hidden nuisance issues that the move-out tenants never reported. I want to do them all at once and not in a dribble, one by one, as the new tenants report them. --98.146.xxx.xxx

tenant maint plan (by S i d [MO]) Posted on: Jun 7, 2019 8:26 AM

Hi Adele,

I think this is a case where your move-in process needs work. At move-in, the tenant should be taken around the premises and given the chance to verify that EVERYTHING is in good, working order. They should sign a move-in checklist confirming this. Anything that is not up to par should be noted and anything functionally out of commission should be fixed ASAP. If cosmetic, fixing is optional.

The lease should contain clear language that the premises are rented "as is" with no expressed or implied upgrades or changes promised. Tenant initials next to this.

There should be a clear process for communicating maintenance issues. For non-emergency, I require them to fill out a form on my website or to write a letter and mail to PO Box 123, etc. Emergency, I want a call. This is all documented on a "Resident's Information Sheet" I leave with them in a conspicuous place (i.e. fridge door usually).

Then if they start texting me, "uh, the blinds fell off", I respond....please visit our website and/or write to PO Box 123.

Done. No more pesky calls/texts.

IF they're breaking stuff, you fix it and bill them for it.

$250 maintenance plan might work for shock value, but don't expect them to "Get it". 90% chance they'll get pissed and petty.

Did you contact their previous land lord to get a reference? What did he say? People don't just suddenly start acting this way overnight.

If all else fails: "Happy Clause" time:

Dear Resident, we want all our residents to be happy. Based on the large number of maintenance requests we have received from you over the past 2 months, it is clear to us that this property does not satisfy your needs. You may do one of the following: 1) move out within the next 7 days without penalty, or 2) remain here and accept the property in it's "as is" condition. Either way, we need you to be happy. Regards, the Management.

Then if they refuse to move out and continue whining, issue 30 days notice of non-renewal. --173.20.xxx.xxx

tenant maint plan (by Oregon Woodsmoke [ID]) Posted on: Jun 7, 2019 8:26 AM

You really can't rent a house "as-is". The landlord is responsible for repairs and maintenance. You can't change the law just by stating it is so in your lease.

You can start billing the tenant for repairs ( at cost and no more than cost)if the tenant very clearly broke something. But not if it is just stuff getting old and failing.

With your attitude about repairs, your move-out tenants probably stopped reporting issues to you.

If your tenants never report problems or never need repairs, you need to start doing inspections because the house doesn't exist that will go on year after year with no repairs needed. --98.146.xxx.xxx

tenant maint plan (by NE [PA]) Posted on: Jun 7, 2019 8:32 AM

You can rent a house "as-is" and use that as a bargaining chip. It's good in a case like this with knit-pickers.

As long as it's not habitability issues or malicious damage, tell them it's as-is. --50.32.xxx.xx

tenant maint plan (by fred [CA]) Posted on: Jun 7, 2019 10:15 AM

Unfortunately for LLs, properties for rent must meet the minimum required to be considered habitable.

Yes, there are window screens, but they are bent or torn - won't fly.

Yes, there is a faucet in the bathroom, but it leaks - won't fly.

So hiding behind "as is" will not work in almost all courts.

I also do all repairs before T moves in, and have the T sign the detailed walk through sheet.

If the T is destructive, intentionally or otherwise, LL has to find a way to deal with it or terminate the lease.


tenant maint plan (by Robert J [CA]) Posted on: Jun 7, 2019 10:16 AM

After years as working as a contractor for landlords and owning my own rentals I've learned to make everything "child proof" and "idiot proof", fixing every little possible problem so I won't be called back to a rental to fix something overlooked. It's not always a tenants fault that something goes a miss. And if the tenant did break something because they miss used a product, I will educate them in the future to be more aware on how things are supposed to be used.

Like you don't stand on the kitchen counter to reach the top of the cabinets. Instead you provide a secure safe ladder purchased on sale from a Home Depot for $20.

My brother purchased the mini-blinds for a rental apartment going with "Quick Blinds". They were fast and cheep, the only problem is the cords that raise and lower the binds often fail within the first few months, causing issues that then needed to be replaced. --47.156.xx.xx

tenant maint plan (by Vee [OH]) Posted on: Jun 7, 2019 12:14 PM

If the house is ready for movein then you charge the damage repairs in the next rent cycle, limiting to 250 may not be enough - the window is a good example, other things add up fast. Get to housing court to review how to get these bums out when they can no longer pay 2 stay with negligence a routine lifestyle. --76.188.xxx.xx

tenant maint plan (by CX [WA]) Posted on: Jun 7, 2019 11:35 PM

Some are just "clumsy" and "accidents waiting to happen." I had one that was constantly breaking things. Blinds, casement window cranks, faucets, drawers, doorknobs, switchplates, etc. I was starting to think she was doing this to me on purpose when I happened to get a good look at her car. Busted door handle, rearview mirror broken off, shifter knob broken, and more. The human wrecking ball.

Get used to it or get them out. --71.212.xxx.xxx

tenant maint plan (by JB [OR]) Posted on: Jun 7, 2019 11:47 PM

Curious... did you check with any of their past LLs about them and any issues they may have had with them?


tenant maint plan (by Ray-N-Pa [PA]) Posted on: Jun 9, 2019 9:28 PM

If the clips holding a set of blinds are missing, and you didn't notice it - the blinds can just fall down when you open them up

I am thinking the expectation that the two parties have are not that clear. --24.101.xxx.xx

tenant maint plan (by plenty [MO]) Posted on: Jun 9, 2019 9:54 PM

So when you go to fix the next thing... say "hey while im here lets walk thru the place and make sure there aren't any more surprises!" And do that. That should shut them down... cause know both of you are on the same page! Bring a clip board and make notes. Put on your file. Come back around and repair anything found and take an interesting in your property and condition. --99.203.xx.xxx

tenant maint plan (by Adele [FL]) Posted on: Jun 12, 2019 2:00 PM

Thanks Plenty, and thanks all. In florida the sun does weakens plastic.... the miniblind was rather old, Nut the way it was broke, it did nit just fall off. I will replace that, np. It is like CX said clumsiness, too, on their part. You canít teach gentleness when operating something, I guess. . The latest is that they donít like the electric bill, so they blame the ac ó they ď only ď set it to 74 degrees in the day and 70 degrees at night. The weather is a stressor on everyoneís ac system in Florida. Now , i did have the ac checked and the technician said there is absolutely nothing wrong with it.... we did take a photo of the dirty filter. So, inquiring minds want to know, what is next? ;) --76.242.xx.xxx

tenant maint plan (by Adele [FL]) Posted on: Jun 12, 2019 2:06 PM

P.s. I like Sidís Happy Clause ! --76.242.xx.xxx

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