Interested to know how you folks are handling going over the lease at move-in. I've heard everything from playing a video where it is gone over in great detail to doing nothing more than having them sign it because they don't listen anyway.

So, how do you indoctrinate new tenants to the rules in the lease? It would help to know if you do electronic lease signing or paper signing for context.

My no-legal jargon lease is only 4 pages long (one sided too) and is written to where a person with only an 8th grade education can understand it. Like Jason, I read and discuss with them the main talking points which are things like 'how rent is to paid and what happens immediately when rent is not paid by the due date'.

Tell the prospective tenant to read the lease completely -- mine is 1 page front and 1/2 page back -- and I ask them after they have done so are there any questions.

That's an interesting approach Jeffrey. I wonder what percentage of new leases got a welcome gift.

Personally, I go through some of the areas I've had problems with. An example of this is where tenants forget to mow the strip of grass behind the back fence along the alley. I have routinely received notices from the city for weeds in the alley so I go over this, I tell them the city will reward them with a bill for $175 for a 3 foot strip of grass if they forget. I also cover rent payment procedures, late fees, and smoke alarms. I intentionally only hit the highlights so they don't tune out the droning on of rules. I try to add humor to keep them engaged like Mike(CA) does.

I explain to my lease signers (new tenants) that my lease is a Standard Apartment Association Lease, with a few extra add-on -- that I go over with them. That this short lease (2 to 4 pages) is not designed to favor landlords over tenants, it has some protections for both parties.

I then go over each section and give a brief explanation, allowing then to read over the lease after I give them my short version. My process takes around 5 minutes and I allow them to read over the lease by themselves And ask any Questions.

Use to meet, exchange funds for keys, and sign the lease. I would go over it, hitting the major points... have them sign.

I read the lease in front of the tenants and tell them to stop me if they have any questions. Some do, some don't (most will just say "oh wow ... it's sad you have to put some of those things in there since it's just common sense") haha.

They initial each page as we go along and they get a copy to review as well. Some just stand there and initial where I tell them to and others are more involved. They get a copy to keep so it's up to them after that.

I have one that just left and seems to think that stating "I have a copy of my lease and I know my rights!!" is a threat or something. Along with the fact that "I have pictures!!"

I forward a copy of the lease via email 1-2 days before the signing and suggest they read it and come prepared with any questions. Then I show up with the hard copy and tell them they are entitled to read every word if they want, but there are some key paragraphs and those we will specifically talk about. My lease signing takes about 75-90 minutes...and includes a walk-through of the property, check smoke alarms, noting of any defects on the "move in condition" form, we inspect the bedbug traps I put out about a week in advance and they sign a form stating no bedbugs were in the traps when they moved in, and we fill out all the required forms and sign as needed. When done, I go to a nearby copier store, make a copy of all signed documents and deliver the copy back to them within 48 hours. I follow up with an email stating that I left the copy at their house...and then I print this email and put it in the file.

Very interesting timing........the first 30 days of the lease are a make or break point. I consider the move indoctrination period as my training opportunity to work out any small issues before they become big concerns (either theirs or mine).

I wish more folks would not be afraid to ask a new resident, how is the move in coming along? Do you have any questions or concerns that we can work on together? Many of our residents have already agreed to pay a $200 or a $250 repair deductible, so by asking in this manner, I am encouraging them to get trained up on filter changing, how to reset the thermostat and how they will lock themselves out of Landlord Locks.

What is really going on though? I am checking for that illegal pet, illegal guest, or that the trash service hasn't started yet. I want to be proactive instead of reactive.

As for the move in, I use the rent talk video that MB sells and I go over the house rules in detail. I will go over the highlights of the lease but I don't insult anyone by reading the thing to them.

I have tried a few things and will learn more here.

I have tried reading it to them, takes too long.

I have tried going over it together, takes too long.

I have tried having them read it, takes too long.

Maybe I have been insulting them as Ray mentioned?

I think Letting them review it before lease signing, as Hoosier stated, is a good idea. I think Robert J does this as well?

Ray has made some interesting points.

I am not sure how well I would like an automated lease?

Lots of good points so far.

Have any of you ever been asked questions about the lease, then you didn't really know how to best answer? Perhaps I should ask that in another post.

I just entered into a Rental Agreement with someone in NM. Airman getting stationed here. They will arrive mid-August.

I used Docusign. Encouraged them by phone & in the docusign email to carefully read all the documents.

There are spots for initials near key parts I want to emphasize/really want them to read.

When they arrive, we will do the move-in inspection / orientation together & at that time I will ask if they have any questions or mention anything I think needs to be emphasized. Really, I'll basically remind them of the 3 things we need - pay on time (no problem - signed up for clearnow), keep the place clean(emphasizing that means move-in ready - like it is now), and be a good neighbor(I'll give them info for the grass-cutting guy, in case they want to hire him - previous apartment dwellers).

Here, leases and disclosures are required to be provided prior to taking $. Our lease and all "required by law" documents and disclosures are sent via email for proof they were provided. This is done prior to the showing. I bring the same papers with me to the showing in the event a lease can be signed at that time. Thanks to the excellent "new world" screening procedures learned here, only did 4 showings total to fill 2 units. I tell them to be prepared to sign a lease if they are interested due to the number of prospects on my list and growing.

Each page of the lease is signed, pages titled as required here NON STANDARD PROVISIONS. Last page concerning what can be deducted from the security deposit is initialed per item and page signed. I ask for questions per page and more specifically the last page.

I would say more time is spent with newbies just prior to move in than signing the lease, to familiarize newbies with the place, issues that could come up and how to handle them, communicate with us (already in lease, but emphasis again). I reemphasize areas of the lease of responsibility, such as, we don't deal with certain plumbing, like clogged toilets or drains as I provide products to use to avoid these issues.

I used to read it all with them. They'd smile, nod, sign it, then do exactly the opposite.

So I went to just going over the highlights. They'd smile, nod, sign it, then do exactly the opposite.

So, I started emailing it over to them early to read. I wouldn't see them, but my guess is they'd smile, nod, sign it, then do exactly the opposite.

So.... I asked myself: "What was the common problem here?" It hit me like a ton of bricks.

BAD. TENANTS. DON'T. CARE.

I can't make them care. A zebra cannot change his stripes. A leopard cannot change his spots. Lead the horse to water. Insert more cliche's.

Solution: Find good tenants.

Now I use PDFFiller and Buildium. The lease is emailed over to them to read and sign as soon as we approve their application and get the holding fee. I do not spend even 1 second of my time going over it unless they ask a specific question, in which case I refer them to the appropriate paragraph and will provide clarification.

Good tenants know the deal:

1) Pay the rent, in full, on time, all the time.

2) Don't damage the place.

3) Be a good neighbor.

4) Follow the law.

5) Report legit maintenance issues promptly.

6) Get land lord's permission in writing for any changes to the lease or the property.

Those 6 points are really all a good lease boils down to. They are also the only points a good tenant needs to have a successful tenancy.

If I have to explain these things to my tenant, the obvious issue was clear: I got the WRONG tenant. Good tenants won't need these basic duties explained, and bad tenants won't care.

Now I save myself time, hassle, damage, and frustrations. With a good screening process, I will find good tenants who won't need mommy to read their lease to them. They will read it themselves and abide by it because it is in their nature to fulfill their obligations.

Sid, I agree with you to a point but I also have found that there are some interesting belief's floating around in the tenant world. For example, there are a fair number of tenants who don't understand that they can't paint. Does that make them a bad tenant? I don't think so, simply a matter of understanding the rules. I also think there are things that apartment dwellers don't realize when they move out into a SFH's (IE: mow the strip of grass behind the back fence as part of the keep the yard mowed requirement). Again, doesn't make them a bad tenant, just experiencing a new world and need a jumpstart.

MikeA, see point #6 above.

My lease is obviously longer than 6 bullet point sentences, and it does clearly state that any changes to the property must be approved in writing.

The only time I've had tenants paint was back when I used to explain to them they couldn't paint. They did anyway. Ever since I stopped explaining it, I haven't had a single person do it.

6x6 , You asked if anyone had ever been asked a question about the lease that you didn’t know how to answer. I come across that all the time. If it’s something that you don’t want to answer right on the spot the easiest thing to do is tell them you’ll check with the board of directors and get back to them within a day or two. Sometimes people want to know if they can do a certain thing in the house like install shelving or have an outlet added outside…I had one lady that one of the water softener installed.

I am an adult and if anyone ever thought they were going to read a legal contract out loud to me like I was a child, I would walkaway.

There are two identical copies at lease signing: one for my files, one for theirs.

We breeze through the main points behind each idea, and they initial each page to show their agreement with everything on that page. They sign both their copy and my copy.

I take my copy home and put it in the file. I've only had to trot out my copies perhaps twice in over ten years--- but their initials are right there next to anything I ever need to prove up in court.

Not doing an orientation is taking pot luck - you get whatever bad habits the previous LLs have let them get by with.

If I want it done or if I want the judge to grant me $, it MUST be spelled out in the lease.

Everything NOT in the lease is subject to interpretation.

Paper is cheap and can save you in court.

My lease is 31 pages long because it includes EVERYTHING and every problem I've had over our 45 years of LLing - animal policies, bedbugs, mold, keep your grill 15 feet from the house when in use, no parking on the grass inlcuding trucks during the move in process - ruts are $50 fine, no smoking policy includes vaping, electronic cigarettes, marijuana, move out procedures, condition inspection, a full page 2 columns single spaced of Standard Cleaning and Repair Costs, $65 per hour for repairs, $10 Service Fee for each Non-Autodraft transaction, insect/vermin control is part of every day housekeeping by the res, home is bug and mold free at move in...

(If it's important, put it in writing. I have watch addendums thrown out in court.)

EVERY proper job does an orientation and basic training. Why not a LL giving them control over my $100,000 investment?

NEVER ASSUME!!!

When I started Lou Brown's "Lease Signing Ceremony" approach my res problems dropped to almost zero! People started doing good res things! like not parking on the grass, taking out their trash, not calling me for a clogged toilet! Key clauses are in bold and many require an initial. Every page gets initialed by all adults.

I have the inspection filled out BEFORE they arrive. We do NOT walk thru because they start to nitpick and drag out the appointment. I do remind them the lease says they have 7 days to report anything we might have missed.

I used to meet at the house but had some people who could not stand very long so I started bringing a card table and chairs. That was cumbersome and looked amateurish.

I found it best to meet at MacDonalds. I could bribe the kids with some fries and send them to the playground or buy the adults a cup of coffee and look like a great guy.

I hired a person to sign the leases and she was too shy to do "Public speaking" so I made my Talking Lease. 23 minute audio to walk them thru the lease. Again, this solved a million problems!

With the pandemic we had to adapt. I went to DocuSign. We send the lease and a link to the recording on YouTube. I tell them to use 2 devices - one for the lease and one for the recording. WIth a few who were tech challenged I talked them thru the lease over the phone.

I call them after they sign and hit a few highlights to reinforce the training.

They deliver the monies to our Walk In Deposit Only Account #1111 at any Home Federal Bank branch. Write their name on the receipt and text us a photo to prove they paid.

If folks are concerned about being scammed I tell them to call the bank before putting in any money and ask if this is a legit account.

For out of towners we do a credit card with Square.

Once paid and signed we change the door lockbox to a special code with their new keys, and take 100+ move in photos dated that day.

This has been working well and people seem to appreciate the "online renting" approach. We still have to talk wit them by phone to nail down which house, timing, adding amenities like washer/dryer $, shed $, etc, and talking about PayDayPlan before sending the DocuSign. Many comment on how quick and easy it was.

Works for me! Rented 3 last week from my desk.

BRAD

This is a side note RELATED to the orientation/reading of the lease...with the goal of bringing in a new res smoothly and making them happy and cooperative.

We do a 200 point inspection BEFORE putting the home on the market. EVERYTHING works, NOTHING broken or chipped, no torn screens, yard mowed, bushes trimmed, up to date or Stainless Steel appliances - NOTHING for them to complain about.

No need for explanations or promises.

I do try to add a twist of comedy into my lease discussion. For example when covering the lead disclosure form, I ask them for example would it make a difference if there is lead paint on the walls or not if they will be eating my buildings walls?

I later explain how as a 16 year old teenager, I would syphon regular (as opposed to unleaded gas) to make sure I had gas for the car shortly after getting my license. I then ask the follow up question, do you suppose the unleaded gas was really any better than the leaded gas to have in my mouth?

I let them know that you could probably find studies that say drinking gas stipulates hair growth. They typically bust out loud laughing and stare at my bald head.

We also provide the lease 1-2 days in advance and ask them to come with questions. And yes, we read every line and they initial all the key points...no smoking, responsible for lawn care, etc. We also highlight what is considered breaking the lease and therefore an evict able action, including late payment. We also document move in pics. And when they pay their monthly rent at our business office, we ask (and document) if there are any issues in the apartment.

I email the lead a couple days prior so they can read it, it lets them ask questions in advance and speed up the signing process.

100% agree that it's all in the screening. Bad tenants seem to only care about themselves. So I screen carefully for residents who are respectful. Respectful people usually have great credit and positive references.

I tell residents 3 guiding principles to a happy residency:

1. respect the rules

2. respect the property and your neighbors

3. respect management

Our 11 page lease is common sense and common courtesy. Our 8 page handbook is designed to save residents money, time and make their home more enjoyable. I provide lots of helpful information - most of which is provided through automated emails the week before they move in. They get lots of touch-points from me virtually.

By placing respectful residents I'm able to do "Contact-Free Move Ins." I have zero contact with them on move in day. I create the lease packet 1 week prior to the move in date and upload the packet to their Resident Center in Buildium and they're invited to review the lease packet online. We use keyless entries that require a code. Residents only get their code when they log in and review their lease packet. I've never had a resident ask me how to get inside their unit on their move in day. Everyone logged into their Resident Center and reviewed their docs to get their keyless code. The keyless code is not programmed until the rent and deposit are paid online prior to the move in day. No rent - no code.

I used to meet residents for move ins. I got tired of waiting for the tenant to show up on moving day, hearing stories about how their relatives were late, or the u-haul gave them the wrong truck, or cleaning took longer than they thought. Waste of my time and started our relationship off on a sour note. They felt bad. I felt disrespected. By going contact-free they get to show up at any time they want on their move in day, use their keyless code for access then complete the paper copies of the lease packet already inside the unit. Page 1 of the lease packet is a welcome letter with the 5 move in steps:

Step 1. Pay your rent and deposit the day before

Step 2. Confirm your utilities are setup the day before

Step 3. Sign your lease

Step 4. Complete the Move In Inspection

Step 5. Text me for my virtual signature on the lease which makes the lease legal and gives you permission to move in.

Letting them move in when they're ready takes a lot of stress off folks during a really stressful time. Residents appreciate that more than you can imagine.

The Move In Inspection form has 2 columns. One for damages and one for level of clean 1 to 5. I let them write anything and everything they want on the move in checklist. When I review the inspection form, if something on the Inspection doesn't make sense, they have to provide a photo of the issue. Amazing how many folks suddenly say, "oh, it was really nothing" when asked for a photo. Then I amend the Inspection and upload a copy to their Resident center. If anything in the unit is not a level 5 clean, they are to let me know and it will be made a 5 for them.

A couple days after they move in I stop by to meet them, give a little tour of unique features, answer questions, emphasize certain rules like quiet hours and trash guidelines, and pick up the lease packet. By then the residents are a lot less stressed, have had a chance to get familiar with the unit and they have more bandwidth to think about other things - like meeting their landlord. Much better first impressions on both sides.

I've saved 100's of hours by going "contact-free" and I haven't had any more issues than normal. 99% of the residents don't need to be reminded about the rules. Coomon sense. Common courtesy. Issues pop up usually when a tenant moves to the disrespectful side - and sadly that happens - but that's a totally different issue not related to a contact-free move in process.

I'm not reading a lease or completing someone's move in checklist. That's the resident's responsibility. Screen. Screen. Screen. Then enjoy more of your precious time.

Our lease is 14 pages with a handbook addendum of 51 pages long because it includes rules and fees on EVERYTHING and every problem I've had over years.