Potential tenant offered to change carpet
Amar PatilPro Member
Member since 2021 · 3 posts · 2 votesPotential tenant offered to change carpet
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Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
3moSeriously? 14 year old carpet with wrinkles? Nothing like saying you don't give a darn about attracting Good Tenants. You should never have shown the property in that kind of condition. Why would ANY truly Good tenant show interest in it? With the wrinkles, it likely will not even pass S8 inspection! Replace it, either with an appropriate carpet (NOT the flat, office type, super cheap stuff, and NOT a low grade SOLID COLOR plush. Get a mid grade with anti-stain treatment that has a random, variegated coloration that will HIDE future stains far better); OR with Armstrong VCT glue down tile that will last for many years and can be easily restored in the future with a powered, walk behind buffer.
NEVER authorize tenants to work on your property, for trade or for pay. WHO do you think will be responsible if they get hurt doing so?
16 Replies
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes3mo
Seriously? 14 year old carpet with wrinkles? Nothing like saying you don't give a darn about attracting Good Tenants. You should never have shown the property in that kind of condition. Why would ANY truly Good tenant show interest in it? With the wrinkles, it likely will not even pass S8 inspection! Replace it, either with an appropriate carpet (NOT the flat, office type, super cheap stuff, and NOT a low grade SOLID COLOR plush. Get a mid grade with anti-stain treatment that has a random, variegated coloration that will HIDE future stains far better); OR with Armstrong VCT glue down tile that will last for many years and can be easily restored in the future with a powered, walk behind buffer.
NEVER authorize tenants to work on your property, for trade or for pay. WHO do you think will be responsible if they get hurt doing so?
- Member since 2021 · 3 posts · 2 votes3moThank you for the feedback! Definitely problematic from a liability standpoint. Appreciate. The wrinkles are around where furniture used to be. I will explore replacing it.
Quote from @Richard F.:
Seriously? 14 year old carpet with wrinkles? Nothing like saying you don't give a darn about attracting Good Tenants. You should never have shown the property in that kind of condition. Why would ANY truly Good tenant show interest in it? With the wrinkles, it likely will not even pass S8 inspection! Replace it, either with an appropriate carpet (NOT the flat, office type, super cheap stuff, and NOT a low grade SOLID COLOR plush. Get a mid grade with anti-stain treatment that has a random, variegated coloration that will HIDE future stains far better); OR with Armstrong VCT glue down tile that will last for many years and can be easily restored in the future with a powered, walk behind buffer.
NEVER authorize tenants to work on your property, for trade or for pay. WHO do you think will be responsible if they get hurt doing so?
- Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes3mo
Do not let your tenants work on your house. Period. Double never exchange goods for rent. If you ever want a tenant to work on your house (re-read the first sentence if you do), pay them for the job and collect your full rent all the time.
Carpet is not a good idea for rental houses. 14 year old carpet in a rental house is probably pretty nasty at this point.
Skyline Properties - 3moTheresa HarrisPro MemberMember since 2019 · 15k+ posts · 11k+ votes
You could let them replace it and if they don't do a great job, replace it yourself once they are gone.
- 3moBruce WoodruffPro MemberContractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
Another vote for NEVER let a tenant work on YOUR house. Not only the liability issue, but I've always found that it creates a strange relationship, like they did you a favor, and now you 'owe' them something...
Also another vote for NO CARPET. Go with Vinyl planks and let them get room carpets if they desire. Carpet is hard to keep clean and just generally gross (imagine what's living in there)
exactly! after experiencing myself the first time I truly feel and understand to what you are saying
- 3moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Get this request all the time and turn it down every time.
Had an associate in this business that let a tenant fix a roof leak. Tenant fell off the roof and broke their back. Home insurance company denied the claim because a non-licensed/insured person was authorized to do the repair.
Associate had to file personal bankruptcy after they lost insurance coverage and the case.
Carpeting is declining in use across the USA.
Use Zillow or similar website to review interior pics of nearby properties for rent and sale, to see what type of flooring they have - follow the market!
Logical Property Management4.9460 Reviews - Investor · San Diego · Member since 2020 · 95 posts · 61 votes3mo
Run the numbers on what they're actually offering: $100 off for 24 months is $2,400 of rent for a job you priced at $6,000 to $7,000. Sounds great, but the gap is your quality control. Who picks the carpet grade and pad? A roofer installing flooring isn't a flooring installer, and if seams and transitions are wrong you'll pay someone to redo it at sale time anyway.
Structure matters more than the concept. If you do it: you buy the materials so you control quality, they provide labor, and the compensation is a one-time rent credit paid after you've inspected the finished install, not a monthly reduction. A permanently lower rent keeps costing you after the work is done, sets a low baseline for renewals, and if they leave early you gave the discount for nothing.
Two other things. That folded carpet is a trip hazard now, so it's your problem regardless of who fixes it. And since you're thinking of selling in a couple of years, consider skipping carpet and putting in LVP instead: comparable or lower installed cost, survives tenants far better, and shows better at listing. If the husband's respiratory condition is part of their motivation, hard floors also serve them better than fresh carpet.
- Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes3mo
1. Tenants must NOT perform work on the property. That just multiplies problems.
2. Do not install new carpet. Use a hard-surface flooring, like LVP or if flooring under existing carpet is hardwood (or other wood in decent shape) refinish it.
3. So many people have respiratory issues today, the majority of tenants we serve love the lack of permanent carpeting for health reasons. We only use hard-surface flooring. Tenants can put in their own area rugs and take their dirt with them when they vacate.
4. Re tenant 'chores' around the house like lawnmowing--do NOT provide tools. No lawnmower, weedwhacker, etc. Liability nightmare in the making. Snow removal: your lease may hold tenants responsible for keeping stairs and walks clear, but YOU will be held liable for any slip/fall. Guide yourself accordingly.
- Member since 2021 · 3 posts · 2 votes3mo
Quote from @Marc Winter:
1. Tenants must NOT perform work on the property. That just multiplies problems.
2. Do not install new carpet. Use a hard-surface flooring, like LVP or if flooring under existing carpet is hardwood (or other wood in decent shape) refinish it.
3. So many people have respiratory issues today, the majority of tenants we serve love the lack of permanent carpeting for health reasons. We only use hard-surface flooring. Tenants can put in their own area rugs and take their dirt with them when they vacate.
4. Re tenant 'chores' around the house like lawnmowing--do NOT provide tools. No lawnmower, weedwhacker, etc. Liability nightmare in the making. Snow removal: your lease may hold tenants responsible for keeping stairs and walks clear, but YOU will be held liable for any slip/fall. Guide yourself accordingly.
Thanks for your reply. So, should landlord be responsible for clearing snow even though the lease makes the tenants responsible for clearing snow from the driveway and porch? Trying to understand.
- Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes3mo
Quote from @Amar Patil:
Quote from @Marc Winter:
1. Tenants must NOT perform work on the property. That just multiplies problems.
2. Do not install new carpet. Use a hard-surface flooring, like LVP or if flooring under existing carpet is hardwood (or other wood in decent shape) refinish it.
3. So many people have respiratory issues today, the majority of tenants we serve love the lack of permanent carpeting for health reasons. We only use hard-surface flooring. Tenants can put in their own area rugs and take their dirt with them when they vacate.
4. Re tenant 'chores' around the house like lawnmowing--do NOT provide tools. No lawnmower, weedwhacker, etc. Liability nightmare in the making. Snow removal: your lease may hold tenants responsible for keeping stairs and walks clear, but YOU will be held liable for any slip/fall. Guide yourself accordingly.
Thanks for your reply. So, should landlord be responsible for clearing snow even though the lease makes the tenants responsible for clearing snow from the driveway and porch? Trying to understand.
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes3mo
For both snow and yard work, you need to specify in your rental agreement what the parameters are (specific areas), how frequent, max height for grass, short timeline for snow removal, etc.
In particular for snow removal, typically cities have a timeline requirement for frontage sidewalks to be cleared, otherwise they will do it and assess a fee against your property. If you are going to rely on tenant to clear it, you need to include the fact that violations against the property will be charged to the tenant. Same for yards, at a certain point, many locales will cite the property owner. Your terms need to be specific...every 10 days, max height, includes strip between sidewalk and street, fenceline to fenceline, curb to back alley, etc. Don't forget shrub and low tree trimming as well. Anything blowing in the wind hitting your siding will cause damage to it over time, they all need to be maintained. Someone must be responsible for it. Usually tall tree work should be handled by professionals, which owner should arrange for to ensure proper licensing, insurance, and appropriate trimming.
- Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes3mo
I see it as the tenant is responsible for removal; the owner is responsible for seeing it is done. A drive-by or exterior camera may do the trick. Trust but verify.
Along those lines, make sure you are named co-insured on the mandatory tenant insurance, which should always be part of your lease.
- 3moJimmy LieuBusiness MemberReal Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votesWelcome to BP! Personally, I wouldn't let tenants install the flooring themselves, even if they're skilled in another trade. If the installation isn't done correctly or there are issues with the subfloor, it can become difficult to sort out who's responsible later. A $100 monthly rent reduction over two years is only $2,400, which is still well below your estimated replacement cost, so on paper it sounds attractive, but I'd rather stay in control of the work. If the carpet truly needs replacing, I'd either replace it myself before move-in or consider a more durable flooring option if the numbers make sense. If you do decide to let them do it, I'd have a very detailed written agreement covering materials, installation standards, ownership of the improvements, and what happens if they move out early. Keeping those expectations clear upfront can save a lot of headaches later. Happy to connect and answer any questions you have!
Quote from @Amar Patil:
The tenants were successfully screened and application was approved this week for leasing single family house that I own. The tenants (husband/wife) would like to sign lease begining Aug 1st. The tenants are a roofer by trade. Husband has a respiratory condition. They offered to change the carpet throughout the house for $100 reduction in monthly rent year on a 2-year lease. They would do this by themselves. The carpet is 14 years old, has folded in several places, and may last another couple of years or not. If I were to change the carpet, it would cost me about 6-7K. On the face value, it is a good deal. I am not sure if I will keep this house as a rental property on long term. I am considering selling the house in a couple of years.
Any thoughts on this offer by tenants? What am I missing?
Thanks.
Jimmy Lieu, Red 1 Realty4.9120 Reviews- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes3mo
Quote from @Jimmy Lieu:
Welcome to BP! Personally, I wouldn't let tenants install the flooring themselves, even if they're skilled in another trade. If the installation isn't done correctly or there are issues with the subfloor, it can become difficult to sort out who's responsible later. A $100 monthly rent reduction over two years is only $2,400, which is still well below your estimated replacement cost, so on paper it sounds attractive, but I'd rather stay in control of the work. If the carpet truly needs replacing, I'd either replace it myself before move-in or consider a more durable flooring option if the numbers make sense. If you do decide to let them do it, I'd have a very detailed written agreement covering materials, installation standards, ownership of the improvements, and what happens if they move out early. Keeping those expectations clear upfront can save a lot of headaches later. Happy to connect and answer any questions you have!Quote from @Amar Patil:
The tenants were successfully screened and application was approved this week for leasing single family house that I own. The tenants (husband/wife) would like to sign lease begining Aug 1st. The tenants are a roofer by trade. Husband has a respiratory condition. They offered to change the carpet throughout the house for $100 reduction in monthly rent year on a 2-year lease. They would do this by themselves. The carpet is 14 years old, has folded in several places, and may last another couple of years or not. If I were to change the carpet, it would cost me about 6-7K. On the face value, it is a good deal. I am not sure if I will keep this house as a rental property on long term. I am considering selling the house in a couple of years.
Any thoughts on this offer by tenants? What am I missing?
Thanks.
...and don't forget to issue them a 1099 for the next two years!
- 3moColleen F.Pro MemberInvestor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
@Amar Patil If the carpet needs to be replaced you should do it, I appreciate the tenant offer over a tenant who says we'll take it but you have to change the carpet. It's not a small change like saying hey can I change the lighting in this room or runner on steps. And he is a roofer not a floor guy. Go with a year lease too at the original amount.
Wrinkles is a problem but about a year ago I saw a house we lived in 25 plus years ago for sale and it had the same carpet looking pretty good. I couldn't believe it.
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