Landlords: What maintenance or improvements...

[Frank]

I did a bunch of work with paint, new carpet, etc last year that I expect to not need again for a long time. I have a tenant in there now. Middle age single guy and looks like he will renew. He takes care of the place so no concerns.

As a landlord, do you do anything yearly to improve the house even when the steady tenant is content? Anything I NEED to do?

[Big A]

Unless you are planning on selling, and have a project in mind that will increase the value, I wouldn't spend any money "just because." If he's renewing then the place is fine as-is, fix the things that break, and leave the rest alone.

[juiceweezl]

Unless you are planning on selling, and have a project in mind that will increase the value, I wouldn't spend any money "just because." If he's renewing then the place is fine as-is, fix the things that break, and leave the rest alone.

This. I have had tenants for 5 years and only did maintenance work. One of my tenants found a deal on laminate flooring and asked if they could install it instead of half a month's rent one time, so I let them. Otherwise I did nothing. My tenant just moved out though so my parents could move in from NC. I put new carpet in (it was 15 years old) and painted everything. I have to add a ceiling fan in one room, and I had to replace a few blinds (over a decade old). Other than that, everything is as needed.

[kpc01]

Same here, we keep everything up but don't really do any "upgrades". Now if the dishwasher breaks or something we might put a better model in then we normally would if they've been there a while but thats the extent of it. We have one house thats been rented for 9 years so far and still going strong! I think I've had to clean the A/C once and replace the gas line coming into the house (just old not his fault). He never complains and always pays on time!

[GrayStangGT]

I took a real estate elective in college taught by a guy with lots of rentals. He would offer a 2 year lease with a slight discount to tenants like that, just because he knew they would keep the place up and save him the money in repairs. I happened to be looking for a house to rent at the time and talked to him about it, he said his average tenant had been renting from him for 5 years.

[Sean88gt]

My regrets were not building lawn care and pool maintenance into the cost of the rent. I was young when I bought the place and hadn't experienced enough to understand the true value of "shit happens".

My property has a pool that will likely bulldozed in (unless I sell), and will need a fuck ton of lawn care and landscaping. However, the renters have been there since 2000 or thereabouts and renew on 3 year intervals.

[03mustangdude]

My regrets were not building lawn care and pool maintenance into the cost of the rent. I was young when I bought the place and hadn't experienced enough to understand the true value of "shit happens".

My property has a pool that will likely bulldozed in (unless I sell), and will need a fuck ton of lawn care and landscaping. However, the renters have been there since 2000 or thereabouts and renew on 3 year intervals.

I've always wondered if people rent houses with pools do landlords add maintenance costs. I figured dropping in some tablets and letting the dolphin run is about all that's needed.

[Big A]

You can right stuff like that into the rental agreement, but at the end of the day the only recourse you have if they don't do any of it, is to evict them, and find tenants that will. If/when we ever rent this house out, I'll have a buddy in property management take care of it. I figure what he'll charge is worth the hassle, pay for itself in retained value, and be less than replacing the lawn when it comes time to sell.

[slow99]

I've always wondered if people rent houses with pools do landlords add maintenance costs. I figured dropping in some tablets and letting the dolphin run is about all that's needed.

It's more involved than that ... not overwhelming but definitely more work than that.

[beefed88]

Lawn care is a good idea to be built into the rent. I put tile in the main areas when the carpet needs replacing. Works out well.

[svauto-erotic855]

I've always wondered if people rent houses with pools do landlords add maintenance costs. I figured dropping in some tablets and letting the dolphin run is about all that's needed.

Never have a rent house with a pool. Tenants will destroy a pool.

[Unicorn Jeff]

Like everyone else has said... no need to do anything. BUT... I'm currently in a rent house that isn't bad. But the utilities on it sucks. I'm paying $400 a month for electricity on a 2000 sqft single story. I've told the landlords that the unit can't keep up, and they keep saying nothing is wrong.

[Craizie]

Like everyone else has said... no need to do anything. BUT... I'm currently in a rent house that isn't bad. But the utilities on it sucks. I'm paying $400 a month for electricity on a 2000 sqft single story. I've told the landlords that the unit can't keep up, and they keep saying nothing is wrong.

I'm in a 900ishsqft apartment and pay $350, they say the same thing. I'm about to the point that I'd pay to upgrade the damned thing.

[bcoop]

I've always wondered if people rent houses with pools do landlords add maintenance costs. I figured dropping in some tablets and letting the dolphin run is about all that's needed.

As Jody mentioned, more maintenance than just that.

I know a guy that has a lot of houses, and he includes pool maintenance where applicable, as well as lawncare in the cost of rent. He also does something else I found interesting, and includes the water bill in the cost of rent. He pays the bill monthly, so he would know quickly if there were a leak that needed to be repaired, both with the plumbing and with the pool plumbing. The side benefit, is that if a tenant doesn't pay, he can shut the water off and they are quick to leave, rather than a costly eviction having to go through the courts.

[yellowstang]

Like everyone else has said... no need to do anything. BUT... I'm currently in a rent house that isn't bad. But the utilities on it sucks. I'm paying $400 a month for electricity on a 2000 sqft single story. I've told the landlords that the unit can't keep up, and they keep saying nothing is wrong.

That's borderline crazie!

I'm in a 900ishsqft apartment and pay $350, they say the same thing. I'm about to the point that I'd pay to upgrade the damned thing.

That's full blown Crazie!