BiggerPockets

Just do a one year lease and make an addendum saying with 30 day written notice either party can cancel the lease. That should be fine and accomplish both goals.

Hi Jon,

Just a few thoughts on this, I am investment property owner and licensed property manager by profession... I am assuming you have ran credit, conducted background check and verified all references and this party passed with flying colors. If that is the case, why wouldnt you want to lock them in on a one year lease? Turn overs are costly, with every turn over, you lose money due to vacancy days during the make ready stage, not to mention advertising, showings, tenant screening, fielding phone calls, etc. We always set our lease end dates to expire about a month before the University starts the fall semester so we are advertising during peak rental season to both reduce days vacant and maximize rent rates.

If they are destructive to the property, there should be laws in your state that protect you, and you can get them out of the property.

So far as the bunny goes, what did their previous landlord say? And were you able to verify that you spoke with the actual property owner or manager and not a friend posing as such (this happens frequently w those who have poor rental history)? In our state it is legal to charge additional security deposit for the pet and additional rent. If you do periodic interior inspections you will be able to verify if the bunny is working or not, and I would suggest you do it no later then 45 days after move in. If there is damage due to bunny, it must be repaired at tenant's expense and bunny has to go, this should be spelled out clearly in your pet lease.

Anyhow, those were just my thoughts... Best of luck!

This cracked me up.

A lease is useless. If the tenant wants to leave, they will leave. The lease does nothing to bind many tenants. Yes, there are some you could track down and get money from if they bail out on your or do damage, but they are the exception. The only person bound by a lease is the landlord. No matter how quick and easy it is to do evictions, its not as easy as terminating a month to month tenancy. If they refuse to leave, then you have strong grounds for an eviction. Try evicting someone because they're bunny poops on the carpet. No chance of that succeeding. But refusing to leave after you've terminated the month-to-month tenancy? That will fly.

In my state, breaking the lease gives me access to their security deposit. Sure, they can leave, they simply forfeit that money. Make the deposits large enough and it's painful for them.

As to the bunny... does it have fangs??!!!

If all you have to worry about is a bunny then you have it made.

When you get into pit bulls and all that stuff then we can talk! LOL

Jon Holdman

A lease is useless. If the tenant wants to leave, they will leave. The lease does nothing to bind many tenants. Yes, there are some you could track down and get money from if they bail out on your or do damage, but they are the exception. The only person bound by a lease is the landlord. No matter how quick and easy it is to do evictions, its not as easy as terminating a month to month tenancy. If they refuse to leave, then you have strong grounds for an eviction. Try evicting someone because they're bunny poops on the carpet. No chance of that succeeding. But refusing to leave after you've terminated the month-to-month tenancy? That will fly.

Thanks, everyone.

The above was my concern and thoughts, Jon.

Tenant can always walk; it would be harder and more costly for me to evict. That was the concern I had in my mind.

I want an easy out. They pay late, are fitly, are hateful, or ... whatever... I can give 30 days and not have to spend time and money to evict.

I also want to give myself the option to sell the property and not have tenants transferring to a new owner with long leases (the property would NEVER sell here like that), if I ever want or need to sell the place.

This is a shared living situation, with me sharing some common spaces.
So, I need to make sure this person is tidy, respectably quiet, and doesn't disturb other tenants much or destroy the place. There's some hardwood floors, marble fireplaces, premium carpet, furniture, bay windows, custom drapery, crown molding... a lot of things a bunny could find nasty.

My deposits are about half of one month's rent. That's about standard around here, so holding the security deposit wouldn't be a big help. Pets are very common around here, so I "have" to accept pets. I've heard mixed things about bunnies (some say they're easy, others say they eat carpet/crown molding/furniture). Neighborhood also has very strict rules about parking, noise, upkeep, etc. There's even a fine if you put the trash out too early. Also, utilities are included in rent, so... if someone is going overboard, I want an out.

Part of my being over cautious is due to a previous tenant who was deplorable, but had a year lease. Previous tenant had a dog who disturbed other tenants (barking at all hours) and who caused damage to windows. Previous tenant also caused damage themselves, and was a nasty, hateful person. At the time, I thought it would be difficult (or impossible) to evict for barking, damaging dog or them being a profane and hateful tenant. I don't want to get into an eviction situation with something that's hard to prove or evict based on. I want an easier way to get rid of a tenant, no cause needed.

Mary Hurd--

Thanks. Advertising and planning leases to go with the school year is a great idea.

I screen new tenants as well as I can, but want to make sure that they know that they keep it a pleasant, tidy, non-damaged place... or they're out. With monthly lease and 30 day out, I think I get that upper hand. I don't advertise short-term leases anymore, so I do seek out tenants who want to stay a year or more. But, I don't want to be stuck with someone a year or more.

This new tenant's landlord references checked out-- phone number matched landlord's advertised phone number and property record name. Their previous rental was a college house, older, cheaper, and with other roommates. If my property was a lower end "college house" with older cheap outdoor carpet like that, I wouldn't be as concerned. Tenant just graduated school, and that info checks out also. So does their employer info. It's more of a concern of an out if the person is a pain, filthy, a jerk, or the bunny chews up the house or contents, as there are shared areas and it's partially furnished.

Paige Abu-Nawwas-

That's reassuring that you've never seen damage from a bunny.

I've only seen it on Hoarders, or heard friend's who had bunnies eat their carpet, crown molding, furniture, and more. They say it's kept outside, but I don't trust anything until I see it.

Jon Klaus-

I'm guessing this person is probably pretty attached to their bunny. Otherwise, they seem like a good tenant... but, I've never met them.
Out of state tenants who aren't able to see the property 1st make me nervous.

You don't like Bunnies?

No, they nibble on baby's dreams when they're sleeping. ;)