Recently, I discovered mositure-related damage to the hardwood floor in the dinning room, and when I asked the tenants about it, they failed to provide an explanation or inform me about it. Instead, they claimed that the floor was not properly sealed, causing it to cup/warp. To assess the damage and repair costs, I contacted a flooring company, which determined that it was indeed water damage and estimated the repair cost to be at least $3,000. As a result of this incident, I have postponed preparing a renewal agreement for them to sign.

What bothers me is not so much the damage itself but rather the fact that the tenants failed to notify me and then denied any wrongdoing. Additionally, during a walkthrough, I discovered that they installed a smart lock and replaced the doorbell with a Ring doorbell without my knowledge or consent. While I wouldn't have objected to these modifications if they had asked, the fact that they made them without consulting me raises concerns about other undisclosed changes they may have made to the property. When I asked the tenant about the maintenance he claimed to have performed, he did not provide a satisfactory answer, which further adds to my concerns.

I'm trying to decide whether I should renew their lease for another year or give them a two-month notice to find a new home. Or, considering that they violated the lease agreement by not informing me about the damages and taking necessary steps to prevent further damage, should I terminate the lease at the end of this month? Note: their current lease ends at the end of the month.

We are in the construction business, my husband is a licensed residential and commerical contractor. We have seen our share of all kinds of things including water damage. I am a long time landlord 30 years. #1 you do not know the source of water damage, until you do, I would not charge for damages. #2Maybe it was the tenants, maybe not. But they were negligent in notifying you. #3They were also negligent in asking permission to make changes to your property.

#4 If you have this stated in your lease: NO CHANGES WITHOUT CONTACTING LANDLORD, then you are covered. If you didn't you should really consider putting it into your lease to avoid these things.

You have all the signs you need to terminate this tenant. Why wait for more? IMO I would not renew. You must ALWAYs remain the boss of your property.

I was thinking similar to Ken - try to get the money for damages now, while you know where they are.

Even if you won't do the wok until they vacate, and the work will probably cost more, don't count on their deposit to cover it.

What does your lease say regarding this situation?

For example, mine says:

"Tenant must promptly report to Landlord any item on the premises that needs repair or maintenance. If Tenant fails to report needed repairs or maintenance to Landlord as soon as it is discovered, and this failure to report causes more damage that could have been prevented if it was addressed promptly, then Tenant shall be responsible for the cost to repair such additional damage. (example: a leaking drain under a sink goes unreported and it causes the cabinet underneath to rot - Tenant will pay to repair the damage to the cabinet)"

and

"Note: Any amount due for unpaid rent, late fee, insufficient funds fee, damages, penalties, fines, citations, liens, money judgment, award of attorney fees, and court costs, etc. will be added to the Tenant's account; will be considered "additional rent"; and will be due and payable to Landlord, no later than on or before the next rent due date."

There is no question that damaged / cupped / warped wood floors are normal wear and tear. Has the entire floor throughout the house "worn out" like that? NO!

When they said the floor was not properly sealed, did they say from what?

Maybe a potted plant with drain holes in the bottom of the pot? Maybe a fish tank broke? Whatever it was, they caused it. I'm just curious about how big an area it is.

Thank you all for sharing your thoughts on the matter.

the lease agreement does address damages and alterations...

Damages of negligence: Tenant shall be liable for any damage done to the premises as a result of Tenant’s or Tenant’s invitees, guest, or others authorized to reside in the premises direct action, negligence or failure to inform landlord of repairs necessary to prevent damage to the premises.

No alterations: Tenant shall not make or cost to be made any alteration or addition to the premises, without the prior written consent of landlord, and shall under no circumstances install any additional lock or security devices to the premises or the property which could impair landlords access.

The damaged area is relatively small, approximately 2sf, but to achieve a uniform look throughout, they will need to resand refinish not only the damaged area but also the adjoining room.

In Illinois, landlords are required to serve tenants a notice of intent not to renew at least 60 days before the lease end date. On April 1, I contacted the tenant to inform them about the new lease terms and rent price, and they promptly agreed to renew for another year. However, I haven't presented them with the renewal contract yet. Considering their violation of the lease terms, I'm uncertain if I need to provide them with a 60-day notice at this point. Giving them the notice would give them more time to potentially cause further damage as retaliation.

You may have to chalk this up to lesson learned. Do you have before pics from rental photos, or did you do a written walk through or take pics then?

I guess I'm confused as to what kind of damage it is not near a water source.

I had my electrician install doorbells just so my tenants COULD install Ring doorbells. The electrician made sure to coil a little spare wire in there, so, if, every time a tenant changes to a Ring doorbell, and back again, if the wire ends get damaged, there is extra in the line.

Everyone gets package deliveries these days, and, my houses are in crummy neighborhoods. One tenant ( great tenant) has an ex who has threatened her, so Ring doorbell is part of her protection. I encourage tenants to put in a Ring doorbell. Or, other system. Same if they want a security system, go for it! I figure the security systems and doorbell cameras greatly help PREVENT damage, so why wouldn't I want that? I don't get involved with installation, as I want tenants to feel they have control over a camera that could be spying on THEM!

I would EXPECT better tenants to want the security that comes from having 'eyes on their place.'

Oh, for flooring, windows, any of it, I try to NOT perfectly finish anything, or put the best in anywhere, unless the best costs about the same as poorer finishes. For instance, I have beautiful hardwood floors in my own home, hubby refinished them years ago to perfection. And we have beautiful, expensive windows, with blinds between panes of glass that we love. But, my tenants wouldn't be able to afford it if a kid busted a window. So, for rentals, just the cheaper vinyl windows from big box stores, or Window World. Tenants can afford to have a broken sash replaced, though still ask why its so much more than just getting a pane of glass installed. ( cuz its an insulated window.)

For hardwood floors in my rentals, so far we've only redone one house, others are still under carpet. But I just gave the floors a really thorough cleaning, scuffed ( lightly sanded) up the finish on areas that were still perfect, just to 'give it tooth' ( I think that's the expression, anyway) and had my husband give it two coats of poly. He wanted to do a full, down to the bare wood refinish; it was very difficult for him to accept that he was doing a half-@$$ finish. He upped the ante at least by going with oil-base polyurethane, rather than water based, as I would have done. Thankfully, we had time for the smell to air out, and I was doing a few other bigger projects before we let the new tenants have the place.

New tenants love the floors; looks good, quite good, but not perfect. Tenant commented that she wouldn't be afraid of damaging a perfect floor, though she'd still be careful. That is my sweet spot. Good, but not perfect. Traffic patterns show, but the poly greatly evened things out.

I would suggest that the wording on reporting needed repairs as soon as it is "discovered" be changed. Tenants will always have the same lame excuse that they did not notice it, which will be "their out".

I would leave out the phrase: "as soon as it is discovered" and simply use "immediately, or immediately upon occurrence" or some similar wording.

Also state that: Failure on the Tenant’s part to notice such problems will not be accepted as a valid excuse, and Tenant is still responsible for the cost to repair such damage. Due Diligence is important: Tenant must be Proactive at all times to watch for, and report problems immediately.