New Landlord - Any recommendations for the lease?

Question

Hi all, my gf and I are currently in the process of closing on our first investment property in DC. It is a row home with an english basement and a 3 bedroom house. We will be living in the basement and renting out the home.

We have begun creating our lease and trying to get everything set up to rent the home right after we close.  What are some recommendations of things we need to include in the lease?  And what are you alls favorite or best ways to screen tenants?

Thanks!

Peter Mckernan · Answer

Yes, I would be using a realtor, PM, or have a lease from a real estate attorney that covers all your bases. That is key to making sure you are not caught in a bad situation when there are issues that come up with the tenants.

Charles Perkins · Answer

Several have given excellent advice.  Being new to the landlord/tenant business you will need to learn the laws and acceptable practices of your community.  Seeking expert help for the initial lease is very advisable.  Also you will need to learn what you can and should do when screening tenants.

@Marina Sorbie mentioned some excellent things to be aware of in DC.  Even after you have your lease you will want to stay on top of law changes.  A lease is not a one time document it needs to change when laws and/or circumstances change.

Marina Sorbie · Answer

Congrats on the new investment property! To stay safe in DC, you absolutely need your Basic Business License (BBL) and a lease that includes the DC Tenant Bill of Rights, Lead Disclosure, and your Rent Control Exemption status. Screening is the whole game in DC, as the laws are incredibly specific to protect tenants, so when screening make sure you are following the Fair Chance in Renting Act, which generally prohibits denying applicants for evictions older than 3 years or criminal history older than 7, caps application fees at $53, requires you to accept housing vouchers as valid income and you cannot deny based on credit score alone (you must review their whole history). For the best protection, use a third party service for screening, good luck!

Mitchel Johnson · Answer

@Marina Sorbie thanks so much!

Michele Fischer · Answer

You are getting good advice.  I think I would self manage for a house hack situation like that, joining a local landlord association for updates and topics to learn about and maybe the lease language.  They often have screening options that are cost effective for a small landlord as well.

An additional thing to look into, since you will be living on site, is which Fair Housing laws still apply to you.  I think you have a bit more leeway to look for a good fit for a tenant when you live in a unit rather than strictly following your criteria.  We don't charge application fees and you may not want to either if you think you want to be pickier than normal with your tenants living right above you.  You should be thinking about criteria and what you do and don't want to accept now.

Henry T. · Answer

My first and favorite item is ABSOLUTELY No drying fish on the roof.

James Jones · Answer

Congrats on the first deal. Living in the property makes this even more important to get right, especially in a tenant-friendly jurisdiction like DC.

First: do not write your own lease from scratch.

Use a DC-specific lease template from a local landlord association or attorney and customize from there. DC has very specific tenant protections, and missing language can cost you time and money later.

That said, here are the non-negotiables I recommend focusing on:

Lease structure essentials

Clear utility responsibility (who pays what, how billed, and consequences for nonpayment)

Occupancy limits and guest policy (especially important since you live on-site)

Noise, shared space, and house rules spelled out clearly

Maintenance reporting procedures and timelines

Right of entry language that complies with DC notice requirements

Non-renewal and termination language (this is critical leverage in DC)

No verbal modifications clause everything must be in writing

Because you live in the basement, make sure the lease clearly defines:

What areas are private vs shared

Parking, storage, laundry, and entry access

Quiet hours and expectations both ways

Screening advice (this matters more than the lease)

Most landlord problems come from screening mistakes, not lease wording.

At minimum, screen for:

Income stability, not just income level

Rental history (this matters more than credit score)

Eviction history specific to DC

Consistency gaps in employment, unexplained moves, incomplete applications are red flags

Pick one screening standard and apply it consistently to everyone. DC is not the place to wing this or make emotional decisions.

One important mindset shift

Your first goal is not max rent, it’s low stress and predictability, especially since you’ll be living on the property. A slightly lower rent with the right tenant beats top dollar with daily friction.

If you do this right on deal one, you’ll save yourself years of headaches later.

Aaron Zimmerman · Answer

I'll touch on screening tenants. Before a prospective tenant comes to view the apartment, I have them fill out a prescreening questionaire to show that they're actually interested.

Mitchel Johnson · Answer

@Michele Fischer Definitely going to self manage, I will need to look into fair housing laws for owner occupied rentals more.  I haven't done too much research on that side yet.  Thanks for the reply!!

Mitchel Johnson · Answer

@James Jones thanks so much for the detailed response.  Definitely want to make it as bulletproof as possible and save ourselves some headaches

New Landlord - Any recommendations for the lease?

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