Landscaping - What would you do?

[Whitney Breedlove]

I would like to turn my primary residence as a rental property in the next couple of years but it has pretty extravagant landscaping. I do not want to pay to maintain the landscaping as it is thousands of dollars a year (plus the hassle of having to manage paying the yard guy), but I also don't want our tenants to let it get completely overgrown and be an eyesore for our neighbors (and then I'd have to pay anyway to have it cleaned up when they move.) I've thought about ripping everything out and just doing bare minimal landscaping but this would probably cost in the ballpark of $10k due to the labor, and then when I go to sell it one day, it wouldn't have the same curb appeal. Seems like there's no way to win here! What do yall do with your rental properties when it comes to landscaping?

[Charles Carillo]

@Whitney Breedlove

Maybe sell it instead of making it a rental. You will get the top price in the current condition it is now while utilizing the Home Sale Exclusion from Capital Gains Tax ($250k or $500k). You do not have to worry about neglect or having to make any repairs when you are ready to sell. Also, if you did rent it for a few years, and then you wanted to sell, it might need to be vacant while you did the repairs prior to the sale which will require you to pay mortgage/expenses without any income, during the repair, and sale period.

[Nathan Gesner]

Quote from @Whitney Breedlove:

You will have to bite the bullet one way or the other.

I would investigate a landscaper first to see if it's financially reasonable to pay someone. You can roll some of that cost into the rent because many tenants will pay extra just to avoid mowing and weeding but still enjoying the beautiful oasis.

If it's not affordable, then I would consider selling the property while the market is still strong and investing somewhere else.

[Carlos Ptriawan]

Quote from @Whitney Breedlove:

I would like to turn my primary residence as a rental property in the next couple of years but it has pretty extravagant landscaping. I do not want to pay to maintain the landscaping as it is thousands of dollars a year (plus the hassle of having to manage paying the yard guy), but I also don't want our tenants to let it get completely overgrown and be an eyesore for our neighbors (and then I'd have to pay anyway to have it cleaned up when they move.) I've thought about ripping everything out and just doing bare minimal landscaping but this would probably cost in the ballpark of $10k due to the labor, and then when I go to sell it one day, it wouldn't have the same curb appeal. Seems like there's no way to win here! What do yall do with your rental properties when it comes to landscaping?

 I have experienced on this. My suggestion is you have to forget your house landscaping. Your tenant is guaranteed 200% would destroy your landscaping. 

Either you forget the landscaping or just sell it out while you can.

[Richard F.]

Aloha,

We manage properties where the Tenant is required, per specific terms in the Rental Agreement, to maintain the specified area of the yard at least twice per month, to include grass cutting and trimming low shrubs to ensure they do not touch the house. The Owner is responsible for any higher work, including tree trimming which may happen annually or every other year, depending on the property.

[Hunter Reed]

There is nothing wrong with putting in some good ole sweat equity! If I were in your position then I would evade the landscape myself unless I lived 200 miles away then I would not worry about it.

[Dave Skow]

@Whitney Breedlove-  thanks ..interesting ...dont remove an asset  like this  ....consider scaling back on landscapr visits ...consider  removing  some items and replacing them with something else that requires lower care ...when you rent it - advertise the yard and maybe  get a  slight  premium  for it from someone that  values the setting - good luck

[Henry T.]

Sell it and buy three houses(that you don't care about) with the proceeds.  Cover the tenant yards with beauty bark, gravel, and drought resistant trees. Douse with Round Up where needed. If you need a stately house again, sell the rentals.