Best Lease Clause
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
     
     
Best Lease Clause (by Bobby M [CO]) Jun 23, 2019 12:55 AM
       Best Lease Clause (by Richard [MI]) Jun 23, 2019 8:27 AM
       Best Lease Clause (by WMH [NC]) Jun 23, 2019 9:39 AM
       Best Lease Clause (by AllyM [NJ]) Jun 23, 2019 9:39 AM
       Best Lease Clause (by Scott [IN]) Jun 23, 2019 12:17 PM
       Best Lease Clause (by NE [PA]) Jun 23, 2019 12:20 PM
       Best Lease Clause (by Scott [IN]) Jun 23, 2019 12:26 PM
       Best Lease Clause (by JB [OR]) Jun 23, 2019 1:18 PM
       Best Lease Clause (by BRAD 20,000 [IN]) Jun 23, 2019 5:06 PM
       Best Lease Clause (by Scott [IN]) Jun 23, 2019 6:01 PM
       Best Lease Clause (by JB [OR]) Jun 23, 2019 8:30 PM
       Best Lease Clause (by plenty [MO]) Jun 23, 2019 8:43 PM
       Best Lease Clause (by Vee [OH]) Jun 23, 2019 8:55 PM
       Best Lease Clause (by Vee [OH]) Jun 23, 2019 8:55 PM
       Best Lease Clause (by bet [MA]) Jun 24, 2019 7:36 AM
       Best Lease Clause (by David [MI]) Jun 24, 2019 9:31 AM
       Best Lease Clause (by DJ [VA]) Jun 24, 2019 9:42 AM
       Best Lease Clause (by David [MI]) Jun 24, 2019 12:09 PM
       Best Lease Clause (by CGB [MI]) Jun 24, 2019 12:43 PM
       Best Lease Clause (by David [MI]) Jun 24, 2019 1:13 PM
       Best Lease Clause (by David [MI]) Jun 24, 2019 1:16 PM
       Best Lease Clause (by WMH [NC]) Jun 24, 2019 1:26 PM
       Best Lease Clause (by David [MI]) Jun 24, 2019 1:36 PM
       Best Lease Clause (by kkezir [KS]) Jun 24, 2019 4:44 PM
       Best Lease Clause (by WMH [NC]) Jun 24, 2019 5:54 PM
       Best Lease Clause (by Sorta Blonde [CA]) Jun 25, 2019 2:16 PM
       Best Lease Clause (by Jerryr [OH]) Jun 25, 2019 3:18 PM
       Best Lease Clause (by 6x6 [TN]) Jun 25, 2019 7:27 PM
       Best Lease Clause (by Christopher Schornak [MI]) Jun 25, 2019 7:34 PM
       Best Lease Clause (by Pat [MN]) Jun 25, 2019 8:50 PM
       Best Lease Clause (by orit [MI]) Jun 26, 2019 9:51 AM
       Best Lease Clause (by mike [CA]) Jun 26, 2019 10:33 AM
       Best Lease Clause (by janet [CA]) Jun 26, 2019 11:44 AM
       Best Lease Clause (by JKJ [MA]) Jun 26, 2019 10:41 PM
       Best Lease Clause (by Dan [OR]) Jun 27, 2019 11:19 AM
       Best Lease Clause (by CGB [MI]) Jun 27, 2019 12:21 PM
       Best Lease Clause (by BRAD 20,000 [IN]) Jul 9, 2019 1:36 AM
       Best Lease Clause (by BRAD 20,000 [IN]) Jul 9, 2019 1:45 AM

Click here to reply to this discussion.
Click Here to send this discussion to a friend

Best Lease Clause (by Bobby M [CO]) Posted on: Jun 23, 2019 12:55 AM
Message:

What's the BEST CLAUSE you have in your lease because it saved your backside? OR What clause did you ADD that you wish you'd had back then?

--67.164.xxx.xxx




Best Lease Clause (by Richard [MI]) Posted on: Jun 23, 2019 8:27 AM
Message:

Zero T. --71.10.xx.xxx




Best Lease Clause (by WMH [NC]) Posted on: Jun 23, 2019 9:39 AM
Message:

"Ready to Occupy!" It changed my life.

--50.82.xxx.xx




Best Lease Clause (by AllyM [NJ]) Posted on: Jun 23, 2019 9:39 AM
Message:

Storage of flammable chemicals is not permitted. Had an aggressive young couple from the city and the male wanted to start a motorcycle repair, then after a notice, changed that to car detailing, then to selling junk cars. I told him I was getting a lawyer and they decided to leave. In fact you can try just telling a bad tenant that they "need to get a lawyer" because you are getting one. My bad tenants were out in two weeks after I said that. This is a pretty fifties neighborhood and the garage is small. Also I add that the late fee is additional rent. I learned that here and that makes it collectable. Also Police complaint brings immediate eviction. --173.61.xxx.xx




Best Lease Clause (by Scott [IN]) Posted on: Jun 23, 2019 12:17 PM
Message:

ZT. New tenants are educated from the get-go that late rent is intolerable. They are almost never late, usually a day or 2 early. Long term tenants installed before the policy change are frequently late. One in particular refuses to be retrained.

Direct deposit of rent to my account. Things that I NEVER hear anymore include: "the check is in the mail" and "the post office must have lost my rent check". --107.141.xx.xxx




Best Lease Clause (by NE [PA]) Posted on: Jun 23, 2019 12:20 PM
Message:

Zero tolerance isn't a lease clause. It's a practice/philosophy.

Early lease termination fee (clause) has made me a lot of money. --50.32.xx.xxx




Best Lease Clause (by Scott [IN]) Posted on: Jun 23, 2019 12:26 PM
Message:

Mold is a housekeeping issue. Tenant must immediately remove any interior mold when it first occurs.

I added this after getting sued by tenant for mold growth on the shower ceiling. --107.141.xx.xxx




Best Lease Clause (by JB [OR]) Posted on: Jun 23, 2019 1:18 PM
Message:

Scott (IN), what happened in that lawsuit? --24.20.xxx.xxx




Best Lease Clause (by BRAD 20,000 [IN]) Posted on: Jun 23, 2019 5:06 PM
Message:

ZT: Management does not allow late or partial payments. Sheriff eviction will be filed immediately if rent or fees are unpaid.

ELT

Hotel clean at exit, ready to occupy (thanks WMH!)

PayDayPlanRent. Gives me 13 months of rent on each home. Helps me rent faster.

BRAD --73.102.xxx.xxx




Best Lease Clause (by Scott [IN]) Posted on: Jun 23, 2019 6:01 PM
Message:

JB,

Tenant was hospitalized for couple of days. She brought a stack of ER and hospital documents and bills to court. According to all that paperwork, she had the flue. She tried very hard to convince the judge that her illness was "mold flu". Judge said to her "I have mold on my shower ceiling too". Tenant lost. I won my counterclaim. Tenant had already vacated by the court date because of the mold, so I didn't have to evict. Tenant left the house in great shape because she was trying to sell the narrative in court that she was a responsible pillar of society being victimized by a slumlord. Sad fact is that she had quit her job 3 months prior, could not afford to pay rent or hospital bills, and was looking for a payout from me. --107.141.xx.xxx




Best Lease Clause (by JB [OR]) Posted on: Jun 23, 2019 8:30 PM
Message:

LOL. I love that Scott; "Mold flu."

We have a couple of judges around here that might fall for that. --24.20.xxx.xxx




Best Lease Clause (by plenty [MO]) Posted on: Jun 23, 2019 8:43 PM
Message:

Do you want the exact clause or just topic?

1. No smoking on premises.

2. If landlord has to file for eviction $500 fee will be added for legal charges.

3. Cleaning fee of $400 will be deducted if ABCD list is not cleaned.

4. The basement may leek.

--99.203.xx.x




Best Lease Clause (by Vee [OH]) Posted on: Jun 23, 2019 8:55 PM
Message:

Rent is due into the office by 5pm on the first - in the bank account works fine now that many are phone based, late fees begin on the second (some places require a grace period, so know your state and local tenant rules very well), Animal registration fee with photo vet records. --76.188.xxx.xx




Best Lease Clause (by Vee [OH]) Posted on: Jun 23, 2019 8:55 PM
Message:

No animal visiting or sitting on the property. --76.188.xxx.xx




Best Lease Clause (by bet [MA]) Posted on: Jun 24, 2019 7:36 AM
Message:

Early lease termination fee (clause) has made me a lot of money. --73.227.xxx.xxx




Best Lease Clause (by David [MI]) Posted on: Jun 24, 2019 9:31 AM
Message:

"Ready to Occupy!" unfortunately MI does not allow deducting cleaning fees from security deposit. I would have to charge an up front cleaning fee for everyone.

So I now tell tenants this so they don't dwaddle around doing a half assed job that I can't charge them to fix --144.250.xx.xx




Best Lease Clause (by DJ [VA]) Posted on: Jun 24, 2019 9:42 AM
Message:

If an unauthorized animal is found, fee and animal rent are due back TO THE BEGINNING of the rental agreement --68.10.xxx.x




Best Lease Clause (by David [MI]) Posted on: Jun 24, 2019 12:09 PM
Message:

Dj how to word that so it does not imply by paying retroactive pet fees, they can put in any pet without your approval.

Also how to cover esa so they don't sneak in unapproved pet then claim esa? --174.230.xx.xxx




Best Lease Clause (by CGB [MI]) Posted on: Jun 24, 2019 12:43 PM
Message:

David, I always learn from and enjoy your posts but I think you are incorrect in your assertion that cleaning fees can not be deducted from the security deposit in the state of Michigan. My understanding is that in Michigan a landlord cannot collect a security deposit of more than 1.5 times the rent and any advance monies collected, regardless of what they are labeled, is considered security deposit. That is the reason why we cannot collect "last months rent" as under Michigan law it is considered a security deposit. I think you are confused because the only exception to the security deposit limits is that a landlord may charge a one time cleaning fee which will not be considered a portion of the security deposit. However, if you do not choose to charge the cleaning fee in advance, it does not mean you you forfeit the right to deduct cleaning fees from the security deposit. I am not a lawyer but have never been told differently by a judge. Let me know your thoughts. --73.145.xxx.xx




Best Lease Clause (by David [MI]) Posted on: Jun 24, 2019 1:13 PM
Message:

CGB just google

michigan security deposit cleaning fees

You'll see various results from tenant advocacy group, to real estate group to LL attorney that all state that you can't deduct basic cleaning from deposit. But that does not mean you can't charge an up front FEE. --144.250.xx.xx




Best Lease Clause (by David [MI]) Posted on: Jun 24, 2019 1:16 PM
Message:

Of course, that doesn't mean you can't get away with it if a tenant doesn't challenge it. But any tenant who does a simple google would find the clear answer. --144.250.xx.xx




Best Lease Clause (by WMH [NC]) Posted on: Jun 24, 2019 1:26 PM
Message:

What I saw was that if you routinely clean or paint or clean carpets between tenants, you can't charge for those as that is routine maintenance.

I *don't* routinely clean or paint or clean carpets, and my lease says that departing TENANTS are supposed to return the unit to the condition in which it was received, not me.

But I'm not in Michigan so I don't care anyway. --50.82.xxx.xx




Best Lease Clause (by David [MI]) Posted on: Jun 24, 2019 1:36 PM
Message:

WMH, that's a nice heads I win, tails you lose, you don't routinely clean because you require the tenants to do so ;) --144.250.xx.xx




Best Lease Clause (by kkezir [KS]) Posted on: Jun 24, 2019 4:44 PM
Message:

The Management is not responsible for any personal or property loss or damages due to the loss/failure of electricity, gas, heat, water, refrigeration, telephone, sewer or any other public or privately supplied utility/service because of conditions beyond the control of the Management this includes both Acts of God and man-made failures and shortcomings. No basement is ever guaranteed dry. Use at your own risk. Management is not responsible to provide alternative lodging, reimbursement, or discounts during repairs, failure of any utility, or Acts of God.

The key part of this.. No basement is ever guaranteed dry. I updated this from Brad20,000

The other part I like is we won't provide alternative housing, reimburse rent or provide discounts. --165.201.xxx.xxx




Best Lease Clause (by WMH [NC]) Posted on: Jun 24, 2019 5:54 PM
Message:

David, EXACTLY! That's how I came up with it. *I'm* not going to clean up after *YOU* silly boy. YOU return the place to me in the "as received" condition and you get your SD back. Leave me a mess, and I hire someone to clean it up, but again, *I'M* not going to do it LOL! --50.82.xxx.xx




Best Lease Clause (by Sorta Blonde [CA]) Posted on: Jun 25, 2019 2:16 PM
Message:

My favorite is relating to Renter's Insurance:

Landlord is not responsible for loss or damages to ANY of Tenant's personal property inside or outside the residence such as furniture, electronics/appliances, personal items, clothing, food (damage by bugs, moisture, or power failure), vehicles, yard items, pets or plants, regardless of the cause of the damage, including theft, burglary, vandalism, 'Acts of God', fire, water, wind, falling items, electrical problems, or attack by zombies or space aliens, or for injuries to Tenant's Guests or Relatives. It is strongly recommended that Tenant purchase 'Renter's Insurance', (probably won't cover zombies and space aliens), which is very reasonably priced, to cover any personal losses.

--68.8.xx.xxx




Best Lease Clause (by Jerryr [OH]) Posted on: Jun 25, 2019 3:18 PM
Message:

lessee agrees to pay for professional carpet cleaning when moving out, and that the Lessor reserves the right to choose the professional carpet cleaners and set the date and time of the cleaning. --107.11.xxx.xx




Best Lease Clause (by 6x6 [TN]) Posted on: Jun 25, 2019 7:27 PM
Message:

My whole lease was worthless so I redid the whole thing and I am still going to add to or make changes as I learn more.

Great question, I am glad you asked it. --73.120.xx.xxx




Best Lease Clause (by Christopher Schornak [MI]) Posted on: Jun 25, 2019 7:34 PM
Message:

Can you share what your “Early lease termination fee (clause) has made me a lot of money. --50.32.xx.xxx

Is?

Tell us more about that --99.93.x.xx




Best Lease Clause (by Pat [MN]) Posted on: Jun 25, 2019 8:50 PM
Message:

My early move out fee is two months Rent amnd loss of deposit , and belive it or not last two tenants that took this cleaned the unit spotless and proffesionaly cleaned carpets as per lease PR --154.16.xx.xxx




Best Lease Clause (by orit [MI]) Posted on: Jun 26, 2019 9:51 AM
Message:

Best Lease Clause (by WMH [NC]) Posted on: Jun 23, 2019 9:39 AM

Message:

"Ready to Occupy!" It changed my life.

Please elaborate. Thanks

--98.250.xxx.xx




Best Lease Clause (by mike [CA]) Posted on: Jun 26, 2019 10:33 AM
Message:

using only month to month term is the key to assuring the tenants that they leave when i say they leave. this has been a great tool to bludgeon those that like to think they know the law and like to test the lease. i ignore the violations and give them a verbal to correct. if they don't i simply terminate. when they claim they have an attorney i advise them to ask their "attorney" what his favorite defense is to a simple termination of tenancy. hint...i california there isn't one except in rent controlled areas. --76.176.xxx.xxx




Best Lease Clause (by janet [CA]) Posted on: Jun 26, 2019 11:44 AM
Message:

In California - this has actually been great - i see more quality applications because tenants who do not want to be near pot smoking >>> The terms of Prop 64 allow landlords to prohibit and ban their tenants from smoking marijuana on site. Additionally, a provision in Prop 64 forbids anyone from smoking or using "marijuana or marijuana products where smoking tobacco is prohibited. MARIJUANA POLICY AT THIS PROPERTY:

1. NO SMOKING OR VAPING OF MARIJUANA IS ALLOWED AT THIS PROPERTY, INDOORS OR OUT.

2. NO CULTIVATION OF MARIJUANA IS ALLOWED AT THIS PROPERTY, INDOORS OR OUT.

3. MARIJUANA & APPARATUS STORED IN THE APARTMENT, FOR PERSONAL USE OFF-SITE, MUST BE IN A SEALED CONTAINER NOT VISIBLE FROM OUTSIDE THE PREMISES, AND NOT CREATE ODOR OR DAMAGES.

4. NO CULTIVATION, PROCESSING, PURCHASING, SELLING, GIFTING, OR DELIVERY TRANSACTIONS INVOLVING MARIJUANA ARE ALLOWED TO OCCUR ON THE PRIVATE PROPERTY.

--71.202.xx.xxx




Best Lease Clause (by JKJ [MA]) Posted on: Jun 26, 2019 10:41 PM
Message:

Ready to occupy, ELT fee, adding no pet sitting, or pets visiting to my existing no pet clause; all learned from others on this site, thank you to the those that originally posted them. --71.248.xxx.xxx




Best Lease Clause (by Dan [OR]) Posted on: Jun 27, 2019 11:19 AM
Message:

Qualifying screening criteria, I utilize whenever I have an applicant who wants to apply and that qualifying screening criteria is prior to the application process.

I typically place that in my advertisements my virtual videos, where I give a very good snapshot of the criteria.

This lets those without the criteria that qualify know that this is not the right property for them.

In the business 43 years with only one eviction!

Dan Butler --75.164.xxx.xxx




Best Lease Clause (by CGB [MI]) Posted on: Jun 27, 2019 12:21 PM
Message:

David, I looked for a Michigan law stating what you claim, cleaning fees cannot be deducted from the security deposit, and could not find that specific law or a case law citation. I also found several sites claiming cleaning required to return the property to original condition minus wear are tear is permitted. While I agree that I should not charge for carpet cleaning if there are no defects, I believe I should be able to charge for cleaning a coffee stain. Now, you can argue that a stain is considered damage, and I would reply anything required to return the property to original condition is considered damage, which Michigan law states is an acceptable reason for a deduction. --74.199.xx.xxx




Best Lease Clause (by BRAD 20,000 [IN]) Posted on: Jul 9, 2019 1:36 AM
Message:

CGB,

You need to clean carpets between residents.

First for the odor control,

second so you can charge the next res when they leave it dirty...because you can prove you had it cleaned before THEY moved in.

(And step up to NO CARPET IN RENTALS for a simpler turnover, easier to re-rent, and more profitable rental)

David,

Perhaps charge a CLEANING DEPOSIT.

My judge explained that in the most legal sense of the term, a seucrity deposit was only for the unpaid rent. But in practicality courts in our state allow cleaning and repairs to come out of the deposit.

Do YOUR courts allow this?

BRAD

--73.102.xxx.xxx




Best Lease Clause (by BRAD 20,000 [IN]) Posted on: Jul 9, 2019 1:45 AM
Message:

Christopher,

Shown on page one of my lease:

Early Lease Termination Fee $____

Resident may pay this one time fee as liquidated damages to end the lease early and not be held liable for the remaining months of the lease contract. A 60 day, 2 full calendar months notice is still required.

(In MY state I cannot collect extra RENT so this is a FEE calculated at 2 times the rent amount but NOT spelled out as "2 times the rent". See the difference?)

We also use this to let a roommate off the lease.

This one sentence paid for my Guards Red Porsche 911 in one year.

BRAD --73.102.xxx.xxx



Click Here to send this discussion to a friend
Report discussion to Webmaster


Reply:
Subject: RE: Best Lease Clause
Your Name:
Your State:

Message:
Best Lease Clause
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: