Good evening BP community,
I have a tenant who has requested a full power washing of the house. My wife and I like her quite a bit, she is a sweet and very polite older lady who keeps the house in immaculate shape. She signed a 3 year lease, which is great as well. One of the reasons we got into real estate was to be the kind of landlords who are not just concerned with collecting rent, but providing people a decent place to live that they also enjoy. My only concern is that if we agree to the power washing (which my PM says will cost $150) this will open a floodgate (sick pun) of other non-essential requests. The wife and I are very new real estate investors and have zero experience with this sort of thing, so I humbly ask BP: what would you do?
For a good tenant and such a small price, I would do it. I always appreciate it when tenants do/request things that show they care about the house and its appearance.
No cost splitting, especially for non-removable improvement.
How many of you power wash your own house raise your hands?
I would say to this little old lady that you have never had a request like this before, but if she would like to have it done, you don't mind at, but it will have to be at her expense.
When you give them what they want, but state at their own expense, you will be amazed at how much it's no longer a priority.
Nancy Neville
Hand raised. PNW exteriors often need attention. We often don't have any rain for 6 or more months for periodic rinsing. Many houses here are stucco and the the north facing sides can start to get pretty grayish with minor mildew. I'd want to see a picture. If it's minor, I'd be willing to let the PM hire the service at the tenant's expense. If it's major, I'd agree to do it once per year (with a disclaimer about the windows).
I think the main question is whether it's dirty and needs to be cleaned. If it is, I'd have it washed. If it isn't, I'd let her know the property isn't due to be power washed yet according to the maintenance schedule. If she doesn't want to wait until the next assigned power-washing I'd offer to schedule it if she pays the expense. And then if she is a good tenant, I would possibly negotiate down to covering as much as half the cost myself (since it's only $75). I like to leave room for tenants to negotiate so they can walk away feeling like they got a good deal. Win-win.
First off, you guys are awesome for sharing your thoughts and experiences. Let me throw out some more info that has been requested.
1) She's been a tenant for less than two months
2) I definitely need to find out exactly what sort of siding it is for logistics of the power washing
3) I'd say the neighborhood is a B- / C+ in Jacksonville, FL. I'd tend to think the weather there typically doesn't make frequent power washings a thing?
4) Before she'd been there for a week, she asked about the driveway being power washed. There wasn't any oil, but the pavement is old
I live in Jacksonville so I can state the homes here require a regular pressure wash schedule. My husband washes our vinyl 1-2 times per year to keep the algae/mildew/pollen off. I agree that if the home isn't in a condition much different than when she signed the lease, I would ask her what prompted the need for the sudden clean?
Well our tenant was a pre existing tenant. I guess she asked the last landlord to power wash and they did not do it. We certainly want the house to look good, and we would like them to be happy. I believe we have to pay at least $250.00 to power wash in Ct. That is. unless I deciede to do it ourselves. So I guess we will schedule it for the next few months On the whole this duplex is in very good condition and of course we want to keep it this way. This property was pretty much a turn key buy, as it is a fairly new building and nothing is wrong with anything in it. Its pretty much a Turn Key buy. We did have to install a new bell for this lady and her carpet cleaner wet the ceiling when he was cleaning her carpets while and she insisted her toilet had a leak. We got to the toilet and found there was no leak there and figured out that the carpet cleaaner drenched the floor when he was cleaning and it ran thru the ceiling below. So we have been to her apartment 3 times in the one month we have her as a pre existing tenant. She drives a Mercades and is a very high maintanence lady.
We do have another 2 Duplexes in another town that we have on going rehab being done. Those 2 duplexes also have to be power washed and I guess we have to do them first, along with replacing the roof, and residing the front, and putting in new shutters. and changing the House numbers, and replacing a fence. and putting in new kitchen cabinets and a new counter top and new sink and faucets for one tenant, and a new Bathroom tub and toilet and floor for another tenant. Those 2 duplexes have been an on going work in progress. They get the same rent as the two duplexes with our high maintance lady but they are older and need a lot of renovation, they did cost less but by the time we finish the renovation they will cost only $30,000 less Then again they were our first buy and they have been good to us.
First off, you guys are awesome for sharing your thoughts and experiences. Let me throw out some more info that has been requested.
1) She's been a tenant for less than two months
2) I definitely need to find out exactly what sort of siding it is for logistics of the power washing
3) I'd say the neighborhood is a B- / C+ in Jacksonville, FL. I'd tend to think the weather there typically doesn't make frequent power washings a thing?
4) Before she'd been there for a week, she asked about the driveway being power washed. There wasn't any oil, but the pavement is old
Have you seen this property in person recently? You might have the beginnings of a demanding tenant. Or the property may really need attention. I can't imagine owning property where the siding material is unknown to me. Make sure you get pictures. The property manager shouldn't even be sending on these requests without pictures.
@Kai Hicks You control the floodgate. If you do it and she starts making a lot of other non essential or unreasonable requests, simply close the floodgate and say no. Given that she signed a 3 year lease, I'd be inclined to spend the $159 and keep her happy.
When my husband and I purchased a home it was a soft market, so I rented out my Northern California condo to a really nice elderly lady. Her son, a corporate lawyer paid the rent. I thought it was sweet he would do that for his mom. After a short while we realized he was paying just to get her out of his house and I started to consider it a rent/babysittng fee.
She called constantly: There was water in the carport (it had rained), light switch stopped working (it was on a dimmer), ants in the kitchen (don't leave food out). She would call me, she would call my husband and she would call the PM company for the HOA (who ended up really hating me during her tenancy). She wasn't senile, she was just lonely because her family was ignoring her. That 2 yr lease that looked great at the beginning felt like it would never end.
When her lease ended, she went month to month (refusing to pay the full rent increase and only paying what she felt I should get). I got a note in the mail from a realtor with buyers wanting to purchase my unit. When I told the tenant she said "No, I won't let you sell." Thus began an extremely stressful 10 weeks (occurring simultaneously with losing my dad). She was having the time of her life because her family was finally paying attention to her - they were all afraid she was going to end up at their house.
Thanks to patient buyers, a hard working realtor, a wonderfully smart husband and me getting more hard nose with an elderly person than I would ever want to get, she got out in time for the sale to close.
My advise is to be aware that nice can turn ugly very quickly and to let all the little requests add up, taking care of 2-3 at once when it works for you.
Yes, professional deadbeat tenants can sense a naive newbie landlord pretty easily. It's best to lay down the ground rules and strictly administer them early after the relationship begins, typically month 2 (month 1 is for fixing clear problems with the property hence a bit more leniency).
What type of siding material is on the house?
Have you advised the tenant that the dirty water resulting from the powerwash would dirty up the windows? Who is going to do the windows :) ?
Good point, Steve. sounds like you have some experience LOL...
Kai,
Beware of well-qualified, overly demanding, pain in the *** tenants. Though qualified and pay rent on time, they will complain constantly and, despite you jumping through hoops trying to satisfy them, nothing will ever be good enough. These types of tenants will be the death of you. They will also make it difficult for contractors to get any work done on the property.
To minimize the risk of having one, add an extra level of screening where priory to approving, you schedule a call with them to discuss the property, lease agreement, and the way you to business. You want to feel in-control in the relationship. If you feel the least bit that they will be unreasonably demanding, DO NOT rent to them.
If you've already got one and they constantly complain, tell them they're welcome to leave and you'll re-lease property. If the rate is set competively, this usually straightens them out.
I like the idea of splitting the cost. Her reaction to your offer will be telling.
I'd also consider how long she has been there before making this request.
Very smart, Max!
Good evening BP community,
I have a tenant who has requested a full power washing of the house. My wife and I like her quite a bit, she is a sweet and very polite older lady who keeps the house in immaculate shape. She signed a 3 year lease, which is great as well. One of the reasons we got into real estate was to be the kind of landlords who are not just concerned with collecting rent, but providing people a decent place to live that they also enjoy. My only concern is that if we agree to the power washing (which my PM says will cost $150) this will open a floodgate (sick pun) of other non-essential requests. The wife and I are very new real estate investors and have zero experience with this sort of thing, so I humbly ask BP: what would you do?
I'd say no, unless the exterior of the house has mold or is so ugly versus neighboring properties that it's bringing down value of neighborhood. The only benefit to you would be good will. I would only agree to this if I was trying to attract a new tenant or preparing the property for sale.
If she really wants it, I would suggest asking her to split the cost with you as she would gain a majority of the benefit while she occupies the property. If she has pride of living there, she will likely agree. Otherwise, she doesn't want it done bad enough. There's nothing like asking a tenant to put their money where there mouth is to help you make a good decision.
Good advice, Jon!
Thanks @Maggie Tasseron
I've dealt with this many times. The latest was a tenant wanted to buy and plant a new tree. I said sure, if she's share 50% of the cost...a win-win..and the tree stays with the property.
Iif it's functional and not caused by tenant's use, I'm usually more open to paying for compete repair. If it's purely cosmetic, I'd be more incline to tell tenant to pay for it or say NO all together. You're running a business, not a charity. Hence you should be maximizing profit.
I do my best not to make decisions without all the information. I would have PM take pictures of the 'dirty' house and compare them to pics of house when tenant moved in (or purchased if this is first tenant). FULL interior/ exterior digital photos taken between each tenant, and after significant renovations, painting, and repair has saved so many headaches. They also provide documentation on property, visually, rather than search through the accounting records. I would get two or three estimates on the work, what visable / tangible difference does the power washer, in their professional opinion, think it will accomplish, and how often should it be done? Can powerwashing be performed well by another service person who im developing business relationship with and thereby increase their business. Am i willing / can i afford to powerwash that often for ( fill in the blank) result? Annually? Biannually? Assuming the house COULD USE a wash, but not immediately necessary. Have myself or PM explain to tenant, we have a budget for all types of maintenance. The house isnt scheduled for powerwashing until spring, i would be glad to make that happen sooner, however it will not be done in the spring when we do get ex: the green mold on the north side, or whatever you do get in your area and if you MUST have it however often it will increase the rent by ($$$) on the next lease renewal. Which would u prefer, as it is in both our interests to take care of the property and keep you as a tenant.
I am by no means suggesting you powerwash, or not, or how often. I am simply saying get all the info before deciding. Whether its you personally, or PM i am suggesting cultivate a business relationship with the tenant and contractor and each of these off the wall situations can teach you something. I may have learned the hard way to get those pictures, including the ones of the toilets, somebody has put up a bird feeder and the house IS covered in purple bird do since she moved in, or I really am going to need the referral of the powerwasher whos brother owns a reliable roofing business.
Sounds like a lot of work for powerwashing, but good habits and relationships with people, tenants and contractors alike are worth their weight in gold.
I did have have a house,, one side sprayed with mud to the roof, the previous tenants boyfriend repetedly spun out his wheels in the side yard in anger, not knowing she wasnt still living there. Half an hour and the garden hose, everybody was happy. never even saw exboyfriend again.
I understand the "floodgate" fear. Keep in mind, this may be a "borrowed fear." What I mean is that we often have concerns that aren't necessarily our own but that we've picked up from external sources. A good example is people not wanting to get into RE because of "unclogging toilets at 3 in the morning."
Other thoughts: has she "earned" it yet? Only you can answer this, by looking at her history. If she has no history yet, you kind of have to roll the dice. But the amount of money involved makes this a very low-profile low-consequence decision. I'm struggling right now whether or not to install a $2,500 shower stall for a "lifer" tenant who has problems getting in and out of a tub.
If my homes were so dirty on the outside that it entailed power washing, I'd paint it. And as a rule, I would paint it before I'd do an open house on the home.
Power washing is a full force event of water gushing out of a power motor, through a hose onto the home. It does a great job, but it can also strip paint, put marks on the outside of the home and cause damage if not careful.
Just another thought I had on this subject, therefore I wouldn't agree to a power washing of a home especially requested by a tenant. If the home didn't look clean enough at the time she signed the lease, after doing a walk through, then too late now to complain about it afterwards. She has a lot of time on her hands, and is a complainer, and this is only the beginning, you mark my words!
Nancy Neville
I forgot some homes have siding which would need to be power washed. But still, if it was presentable prior to the open house, at the signing of the lease, then it's too late to complain about it now.
Nancy
@Kai Hicks I just noticed that you are buying turnkey in Jacksonville. So maybe you haven't seen the house in person? If this is the house you just purchased in May, I see some red flags with your tenant requests and your PM/TK provider. That was supposed to be a fully rehabbed house, ready to go. That's what turnkey means. Your tenant has been there 2 months and made 2 requests that suggest she is likely highly demanding.
I'm wondering if there was a signing bonus to the PM for the 3 year lease? Or did the TK provider qualify the tenant and put them in place before you bought? Committing to 3 years is not ideal with an unknown tenant, especially if you are not doing the qualifying yourself. The TK provider shouldn't be passing on any of these requests IMO. They should tell the tenant the property was newly rehabbed, rented as-is and that services like power washing the driveway and house will be at her expense (but must be arranged and supervised by the PM).
That neighborhood is rife with TK providers selling to out-of-state buyers for top dollar. The comps for the TK sales are twice the amount for the non-turnkey properties. I suggest you take charge and get everyone in line. Make your PM/TK provider deal with your tenant.
K Marie,
I saw the house in person and it looked fine to me, the property manager was there as well. At that time, the tenant (who did not know my wife and I are the owners) requested a power washing of the driveway. The property manager told her, professionally in my opinion, that since there was no oil or other sort of disfiguring substance present, that wasn't something they were going to do. The tenant seemed to have no problem with that response. So I'm a little less inclined to think that the PM is just rolling over for any tenant demand, but of course that all could have been show? I definitely agree with the consensus that we'll need detailed pictures before we agree to anything.
As you know, I have properties with the same turnkey/PM company in JAX, and this doesn't sound right. It sounds like the powerwashing is not really needed, but if pictures show that it is (and ask the PM's advice as well), I would say that chances are it was needed when you bought the house turnkey. Ask the PM to cover the expense as it should have been done before you closed on it. With the tenant asking for powerwashing of the driveway as well, my guess is that unnecessary maintenance expenses could become a real demand from this sweet lady.
Interesting thread. Where I invest we are mostly brick properties, so I am not familiar with pressure washing siding, although brick could need it occasionally.
I just wanted to add, you can get a pressure washer for under $150 if this is something you think you will do/use more often. I have one and it comes in handy from time to time, but only use it 2-3 times a year. Plus it is not hard at all, if you can spray a water hose you can do this (just a few safety items to keep in mind).
@Kai Hicks good question, and great responses.
That's one thing I love about BP - A pretty mundane issue comes up, and someone almost always pitches in with a response that encompasses all of the other unacknowledged and larger issues, and does so in a way that is also positive and instructive.
@Account Closed is telling it like it is. You have two problems that can be nipped in the bud by taking control of the situation: unrealistic tenant demands (that will likely escalate), and a PM that is not PM'ing 100%. It is also possible that this issue's kin will follow you into your future properties, absent a change in management style.
It takes extra work and effort to get your system working at high efficiency, and a good PM is one input that makes a crucial difference.
Best of luck!