Question on enforcing cleanliness of a unit

[Andy Sabisch]

Does anyone include wording in their leases related to the tenant maintaining the cleanliness of the unit during the duration of the lease?  

We have a tenant in one unit that pays on time or early every month, but cleaning seems to be a skill that is lacking.  Clothes piled up, boxes stacked up, vacuum probably nonexistent . . . not in the shape I would live in.  

Would you bring this up during quarterly inspections and if so, how do you enforce it?  We are considering simply telling them 60 days out that the lease will not be renewed.  What would others do in this situation?

Thanks

[Michele Fischer]

Housekeeping is pretty subjective and hard to enforce. We do have the language below in our rental agreement, and we sometimes tell tenants that they are not up to standards and they are unlikely to get their deposit back if they move out with this unit in this condition. I find that when it starts to slip, it usually gets worse.

Operation, Maintenance, Storage, Alterations to Premises: On a continuing basis, tenant agrees to:

1. Keep premises in a clean, neat, and sanitary condition; no parking, storage, or accumulation of debris on lawn or yard.
2. Dispose of all rubbish, garbage, and waste in a clean and sanitary manner – at reasonable intervals – and assume all costs of extermination and fumigation for infestation caused by tenant; not feed straying pets or animals; not temporarily host pets.
3. Keep any shared or common areas reasonable clean, sanitary, and safe from defects increasing the hazards of fire or accident

HOUSEKEEPING ADDENDUM

The Landlord's goal is to improve the Highlands neighborhood and maintain a high quality living environment for all residents. It is important that we work together to sustain cleanliness and good housekeeping and keep the premises looking nice. This addendum sets forth uniform standards and responsibilities for Tenant. Failure to meet the minimum standards will be cause for termination of the rental agreement.

This Addendum modifies the rental agreement, and is part of an effort to establish uniform standards for Tenant and resident housekeeping. The terms of this Addendum shall be in addition to the terms of the rental agreement as if the terms of this Addendum were written into the rental agreement.

MINIMUM HOUSEKEEPING STANDARDS

The following housekeeping and sanitation rules will be adhered to at all times. Minimum standards include, but are not necessarily limited to, the following items:

• The unit must be kept in condition such that one person is able to clean within four hours. Clean is defined as: all surfaces (walls, floors, counters, fixtures, appliances) free from dirt, grime, excessive dirty dishes/laundry, and grease.
• Storage of items in or on the premises: Items stored shall be at least twenty-four (24) inches from the heating system and the hot water heater. All items stored by Tenant must belong to the Tenant, and must be the Tenant's own personal possessions. All items must be kept neat and orderly.
• All heating vents will be kept clean and free of dust, dirt, and mildew.
• No noxious, offensive or foul odors are to be permitted to emanate either inside or outside the rental unit from any source, including but not limited to spoiled food, accumulated trash or debris, liquor and beverage containers, dirty laundry, sinks, toilets, bathtubs or showers. Tenant will immediately act to identify and remove/clean up the source of any such odors and to ventilate the rental unit or otherwise remove the foul odor upon discovery of it.

General --

• Walls: should be clean, free of dirt, grease, holes, cobwebs, and fingerprints.
• Floors: should be clean, clear, dry and free of hazards.
• Windows: should be clean and not nailed shut. Locks should work. Shades or blinds should be used, not blankets. Window screens should be present and operational, and should be free of any rips, tears and / or damage to the mesh portion of the screen.
• Heating units: should be dusted and access uncluttered, in compliance with local fire code.
• · Hallways: should be clean and free of hazards.
• · Stairwells: should be clean and uncluttered.
• · Laundry areas: should be clean and neat. If washer/dryer is used, remove lint from dryers after each use. Washing machine drain: Water should readily drain into washing machine drain without any back-ups.
• · Utility room: should be free of debris, motor vehicle parts, and flammable materials.

Kitchen --

• Stove: should be clean and free of food and grease.
• Refrigerator: should be clean. Freezer door should close properly and should have little to no ice accumulation.
• Cabinets: should be clean and neat. Cabinet surfaces and countertop should be free of grease and spilled food. Cabinets should not be overloaded. Heavy pots and pans should not be stored under the sink to permit access for repairs.
• Exhaust Fan: should be free of grease and dust. Filter should be clean and intact.
• Sink: should be clean, free of grease and garbage. Dirty dishes should be washed and put away in a timely manner. Water should readily drain from sink without any back-ups.

Bathroom --

• Toilet and tank/ Tub and shower/sink: should be clean. Where applicable, shower curtains should be in place, and of adequate length. Water should readily drain without any back-ups.
• Exhaust fans: should be free of dust.
• Floor should be clean and dry.

Outdoors --

• Porches (front and rear): should be clean and free of hazards. Any items stored on the porch (or in the yard visible to neighbors) shall be minimal, be arranged neatly, and must not impede access to the unit. Furniture stored and used outdoors should be outdoor furniture, not indoor upholstered items.
• Steps (front and rear) and sidewalks: should be clean, and free of hazards. Sidewalks should have no weeds or grass growing in any cracks.

HOUSEKEEPING INSPECTIONS

When the Landlord or agent visits the unit or conducts a maintenance inspection, the Landlord will schedule a follow-up housekeeping inspection if there are concerns that these minimum standards are not being met.

Landlord will advise Tenant of the specific correction(s) required to establish compliance, and also advise the date that the dwelling will be re-inspected for corrections. Within a reasonable period of time, Landlord will schedule another inspection. If the unit is not acceptable after the re-inspection, the Tenant shall be advised that their lease will be terminated for failing to comply with the minimum standards.

The Tenant authorizes the Landlord and Landlord's Inspector to take any necessary photographs or video footage of the rental unit conditions for the Tenant's file.

TENANT AGREES THAT ALL THE PROVISIONS OF THIS RENTAL AGREEMENT ADDENDUM HAVE BEEN READ BY TENANT AND ARE UNDERSTOOD BY TENANT, AND TENANT FURTHER AGREES TO BE BOUND BY THE PROVISIONS AND CONDITIONS AS WRITTEN IN THIS ADDENDUM.