Investor · Warwick, RI · Member since 2017 · 40 posts · 6 votes
Hello all,
Wife and I are looking to put up our first home for rent. Just wondering about some of the small things like lawn care and what is commonly expected and spelled out in leases.
For instance,
I don't need an award-winning yard, however, one doesn't want to be cited by the city for unkempt, unmowed yard. Currently, I live in the home and have a lawncare company come 3-4 x a year for fertilization etc. I water and mow the yard. Our front yard trees were dying so we had them removed and now our front yard is all sun all day and if it isn't watered a couple times a week it dries up and a lot of grass dies.
How should I address this going forward if a tenant lives there? I know you can spell out in lease that basic mowing and weeding should be done by tenant, but I was talking to a property manager yday and brought this up and he said he's "never heard" of a landlord requesting a tenant water the lawn. So if nobody waters it and the front yard dies, I no longer have a front yard.
Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
9y
We get the tenants onto our rental agreement as soon as we can. Here's a clause from our rental agreement that answers your question. We have both small multiplexes and single family homes. Hope this helps!
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LANDSCAPING/YARD CARE.Regular landscaping/yard care (mowing, edging, trimming, fertilizer, weed control) will be provided by _______________________.
For all Tenants:
a.Tenant agrees to keep yards, walkways, patios and decks clear and to keep premises free of junk and debris.
b.Tenant accepts liability for all landscape damage and/or replacement of such, if caused by neglect, abuse or lack of water.
c.Tenant may plant the beds adjacent to their dwelling to their liking, but only with those plants that are of appropriate size and type for the beds.All plants brought or caused to be brought to the property by Tenant will be cared for by Tenant.
d.Tenant agrees not to cut or prune trees, hedges and shrubs.This will be Landlord’s responsibility.
e.Tenant agrees to properly dispose of all plant debris and agrees to not leave such on the property.
f.Landlord will consider special Tenant requests for planting and removal of plants, shrubbery and trees, but reserves the right to determine the make-up of the landscaping.
For Tenants of single family homes only:
a.Tenant agrees to mow, water, and keep the grass, lawn, flowers and shrubbery thereon in good order and condition, applying fertilizers and weed retardant as needed.
b.If there is a failure of Tenant to keep the landscaping in good order and to follow these guidelines, Landlord reserves the right to hire a landscaping service at Tenant’s expense (after a 10-day notice to perform covenant).
c.Landlord reserves the right to restore the landscaping to its initial condition, as it was at the time Tenant began occupancy, or if improved during Tenant’s occupancy, to the level of such improvement. Restoration will be at Tenant’s expense.
Investor · York, PA · Member since 2017 · 26 posts · 8 votes
9y
I would look at adding a sprinkler system. Most will not keep up with watering the lawn, I have lawn care in all of my leases but it does not include watering. If they do not keep their lawn cut and trimmed I charge a $50 fee. If it's important to you, you may be able to work out a break in their rent, stating in the lease that hey agree to water the lawn weekly. If they do not they will have to pay a fee for the hiring of a lawn specialist.
Investor · Warwick, RI · Member since 2017 · 40 posts · 6 votes
9y
Even with a sprinkler system I would need to come on the property or in the home if the control systems was in the home to set and monitor the system, no?
Rental Property Investor · Marion, IA · Member since 2016 · 150 posts · 74 votes
9y
Interesting. I can see how this would have ramifications beyond simply taking care of the lawn. The lawn is going to be a factor in your ability to keep the property attractive.
I can see how you would want to make sure that the lawn is cared for. A sprinkler system is a great idea. But, you will have ongoing expenses. For example, who pays for the water? Who will be responsible for flushing the system to prepare for winter? Who is going to maintain the sprinkler heads to make sure they are working.
It adds a lot of complexity.
My SFH leases spell out the specifics of what is being rented. It isn't just the home. If the SFH has a detached garage, yard, parking spaces, etc. That's all in the lease. That's how I clarify what part of the property (all of it) is the responsibility of the tenant.
Then, in a separate section, I spell out minor maintenance items and yard care. I spell out yard care that includes mowing, trimming, snow removal, etc. I guess I'm fortunate that the established lawns contain grass that is appropriate for sun or shade.
I'm not sure that I'd go to the expense of a sprinkler system. There will be additional on-going expenses and maintenance that you may be able to avoid.
Have you considered seeding the yard with a sun-tolerant variety? Perhaps a Bermuda or St. Augustine?
Have you considered any other creative landscaping where you could have a low maintenance lawn?
In any situation, it will take some changes and some patience to water/nuture it until it is established.
Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
9y
We get the tenants onto our rental agreement as soon as we can. Here's a clause from our rental agreement that answers your question. We have both small multiplexes and single family homes. Hope this helps!
--------
LANDSCAPING/YARD CARE.Regular landscaping/yard care (mowing, edging, trimming, fertilizer, weed control) will be provided by _______________________.
For all Tenants:
a.Tenant agrees to keep yards, walkways, patios and decks clear and to keep premises free of junk and debris.
b.Tenant accepts liability for all landscape damage and/or replacement of such, if caused by neglect, abuse or lack of water.
c.Tenant may plant the beds adjacent to their dwelling to their liking, but only with those plants that are of appropriate size and type for the beds.All plants brought or caused to be brought to the property by Tenant will be cared for by Tenant.
d.Tenant agrees not to cut or prune trees, hedges and shrubs.This will be Landlord’s responsibility.
e.Tenant agrees to properly dispose of all plant debris and agrees to not leave such on the property.
f.Landlord will consider special Tenant requests for planting and removal of plants, shrubbery and trees, but reserves the right to determine the make-up of the landscaping.
For Tenants of single family homes only:
a.Tenant agrees to mow, water, and keep the grass, lawn, flowers and shrubbery thereon in good order and condition, applying fertilizers and weed retardant as needed.
b.If there is a failure of Tenant to keep the landscaping in good order and to follow these guidelines, Landlord reserves the right to hire a landscaping service at Tenant’s expense (after a 10-day notice to perform covenant).
c.Landlord reserves the right to restore the landscaping to its initial condition, as it was at the time Tenant began occupancy, or if improved during Tenant’s occupancy, to the level of such improvement. Restoration will be at Tenant’s expense.
Real Estate Investor · Encinitas, CA · Member since 2016 · 3k+ posts · 3k+ votes
9y
@Marcia Maynard You make a great point about trees. The last thing you want is a tenant climbing onto the roof to cut or prune trees. You don't want them: falling off your roof, cutting too big of a limb that falls on your roof, or damaging your roof by climbing up and walking around it. You also don't want to that before if the limbs start rubbing and wearing on your roof, the tenant won't care...but you will. Things I remember from my youth that made me focus on commercial properties where the owner pays for landscaping!
Real Estate Broker · St Petersburg · Member since 2014 · 2k+ posts · 2k+ votes
9y
In Florida, we have lawn care spelled out in the lease agreement, and that includes watering, with or without a sprinkler system. We have before photos so that we have no discrepancies in what're how the lawn was maintained prior to occupancy
