Gainesville, FL · Member since 2013 · 127 posts · 21 votes
I have learned after about 10 years of landlording that sometimes the worst tenants are the ones who never complain or ask for anything. They either ignore problems, or they use some stopgap measure to deal with problems, or they fix them themselves with mixed results, or they cause problems and are reluctant to tell the landlord. Sometimes it's laziness, or shame, or pride, but it amazes me that even when a solution to a problem is available at no cost to them, they will not report a problem to the landlord. I assure you that I am patient, fair, and sometimes even indulgent with my tenants and I give them no reason to fear dealing with me, but I'm about to terminate someone's lease because he did not report a problem to me and flooding was the result. Regular inspections are a good idea, but they don't turn up everything, so is there any other way to deal with the quiet troublemakers? Ah yes, and then there are the tenants who are needy and picky and who complain about every little thing -- don't get me started on them . . .
The problem is, they assume you will raise the rent to pay for the repairs, and/or they just have very low standards. Your Rental Agreement should prohibit them from making ANY repairs. Charge them to RE-fix what they "fixed".
An annual walk through inspection is your best defense to nip problems of all kinds in the bud. Of course, this assumes the person inspecting is sufficiently knowledgeable about what and where to look. I take lots of photos primarily of floor and ceiling areas, window sills, and under sinks, inside refer/range, for closer review back at the office. Alternatively, have a licensed plumber check all the fixtures and accessible elements. After an initial assessment, maybe every other year if key components are solid, until there is notable deterioration. Have a roofer check in and out initially, then periodically after that based on conditions noted and general weather severity.
The quiet tenants are often the trouble makers. They stay quiet because they don't want you to raise their rent or inspect and see that they're trashing the rental.
I think it's important to set expectations immediately. Let them know that maintenance is important to you. If they fail to report a problem and it results in damages, they will be held liable. Then remind them regularly.
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