Argyle, TX · Member since 2013 · 76 posts · 20 votes
2y
For the first time, I’ve been burned with a renter moving out and noticed foundation issues, roof issues, and dirty inside. They’ve been in the property for 5 years. I guess I should start doing quarterly inspections?
Other than going by and checking on the place or doing it yourself, not much.
How often is a reasonable amount to stop by. how would you word it to request them to water the property?
Explain that you've had problems in the past with tenants not watering the lawn and it has resulted in foundations issues, which were fixed, but cost $X. To avoid a repeat, you will do monthly inspections during whatever time of the year is critical. Eg maybe you live in an area where it is wetter in the winter, so don't need to worry about it. As you get to trust them more, you can decrease the frequency of the visits.
In the lease, simply state that the tenant is responsible for ensuring the lawn around the house is kept green to ensure no problems develop with the foundation.
Where I am, I've not heard of foundation issues resulting from not watering the lawn.
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
2y
Our lease spells out quarterly inspections. It also spells out that in order to quickly replace tenants, any dead grass will be replaced with sod at tenant’s expense (paid by tenant). it elsewhere states something along the lines that any tenant caused items (not normal wear and tear) can be addressed by LL after a 2 week notice for tenant to address and will be billed to the tenant.
At initial lease signing, we address expectations. This includes that if the unit has a yard, the tenant is responsible for yard care. If they do not want to be responsible for yard care then they should be renting a unit without a yard.
In practice we do not do quarterly inspections on all tenants and service requests get us in most units every few months.
However, if we see the grass dying, we remind the tenant that the grass is looking poor and if it dies we will be hiring someone to lay new sod and billing the tenant for the cost. It so far has always got the tenant to water the lawn. we have had dog holes (spot sod), but so far have never had a dead lawn.
what’s the best way or strategy to ensure renters water the lawn to prevent foundation issues?
What you mean foundation issues?
Regarding watering the lawn, I state in the lease agreement they need to take care of the lawn. If they do not water the lawn I just ignore it and 30 days before they leave I put lots of grass seeds and water the lawn on tenant expense. By the time they leave, all the grass has grown back and ready for a new tenant. I live in California and water is expensive here so I prefer tenants pay me rent then water the lawn if they can't afford it.
Investor · Irving, TX · Member since 2015 · 34 posts · 16 votes
2y
@Carlos Silva
Tenants are never going to water enough to protect the foundation especially during our increasingly hotter and longer summers, especially if they are paying for the water.
I got programmable foundation soaker system installed and is serviced 4 times a year by the vendor. Totally worth it. Look up foundation guys/ foundation shield. (If you do call them give my reference. Think some discount on ongoing service for you and me).
Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
2y
@Carlos Silva
I have 19 rentals in the DFW area and nobody waters my foundations. Lol. They aren’t going to want to pay for a higher water bill. The foundations all shift here and there so I send my handyman out to adjust doors when they stick. I invest in C+ class hoods and these people all seem like lifers that’ll stay for many years. I don’t do inspections but probably should. I’m considering sending my handyman out once a year to do inspections, but I figure my properties will all need to be painted and fixed up when these people move out after 10 years + anyway. Then I ramp up rent to market rent when I have a vacancy which helps pay for the vacancy turnover.