Real Estate Agent · Worcester, MA · Member since 2015 · 35 posts · 19 votes
What are your favorite add ons to add to your lease? Do you have an addendum to your standard residential lease? Examples:
Smoking is prohibited in the unit.
LANDLORD permits the use of parking space #XXXX to the TENANT.
LANDLORD permits the use of storage unit #XXXX to the TENANT
LANDLORD extends the use of Washer/Dryer to the TENANT, however the LANDLORD does not make any representations to the functionality of these units nor with the LANDLORD replace units if they stop working.
If TENANT is leasing at a condo building, than TENANT agrees to abide by all condo Rules and Regulations attached and made part to the STANDARD RESIDENTIAL LEASE hereof.
Noise: TENANT agrees not to cause or allow any noise or activity on the premises which might disturb the peace and quiet of another RESIDENT and/or neighbor. Said noise and/or activity shall be a breach of this agreement. This includes noise from loud sexual activity, and the playing of loud music.
TENANT shall be responsible for: replacing their own light bulbs.
Keys: TENANT acknowledges receipt of the following keys: ________________________ which shall be deemed part of this agreement.
Rental Property Investor · Indianapolis, IN · Member since 2014 · 354 posts · 167 votes
9y
One of my favorite clauses:
Appliances - The appliances have been supplied in complete working order. Appliances included are a refrigerator and electric stove. The use of these appliances is not included in the rent. If Tenants wish to use these appliances, they agree to assume all responsibility for care and maintenance. Tenants agree to return the appliances in the condition supplied less any normal and reasonable use.
If there is an issue with the appliances, the tenant is responsible to get it fixed. If an electric element goes out, they replace it! Of course, I will help them fix issues for a fee...
Real Estate Broker · Temecula, CA · Member since 2014 · 992 posts · 782 votes
9y
Tenant shall have renters insurance. There will be a $50 minimum administrative fee for service upon Lessee of any notice of non-compliance with the lease.
. Lessee is responsible to change/ clean the furnace & AC filters every 6 months to ensure proper operation of the HVAC system..Painting without the express permission of the management will incur a $1000.00 repainting charge.. Should a change in Management of this property occur, Lessee agrees and authorizes the transfer of this security deposit, less any and all outstanding balances owed, to the new management.
Rental Property Investor · Indianapolis, IN · Member since 2014 · 354 posts · 167 votes
9y
One of my favorite clauses:
Appliances - The appliances have been supplied in complete working order. Appliances included are a refrigerator and electric stove. The use of these appliances is not included in the rent. If Tenants wish to use these appliances, they agree to assume all responsibility for care and maintenance. Tenants agree to return the appliances in the condition supplied less any normal and reasonable use.
If there is an issue with the appliances, the tenant is responsible to get it fixed. If an electric element goes out, they replace it! Of course, I will help them fix issues for a fee...
Investor · Lake Mary, FL · Member since 2017 · 7 posts · 1 vote
9y
@Dan Perrott I'm curious about your post regarding appliances. I own 1 SFH rental and have always fixed/repaired anything that breaks inside or outside, including appliances. I've always assumed that is my responsibility as I own the property and appliances. Have all of your tenants been comfortable assuming that responsibility? And do they actually fix them if they break?
Rental Property Investor · Indianapolis, IN · Member since 2014 · 354 posts · 167 votes
9y
@Kristi Davis I have not had an issue with the tenants on fixing the appliances. I would say issues have occurred 6-8 times over 10 years and it usually has been an electric element (usually oven). I usually get the parts (they pay for) and install them for a minimal fee. It works out well.
Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
9y
@Justin Jarboe This is required by our city and basically most of the state of Minnesota landlords are required to take a day long certification class give by area police departments, the certification lasts several years, and the property owner can not get a rental license unless this certification is current and copy is submitted with the rental license application / renewal.
CRIME-FREE/DRUG-FREE
ADDENDUM HOUSING AGREEMENT
In consideration of the agreement for housing the Owner and Agent and Resident agree as follows;
1.Resident, any members of the resident’s household or a guest or other person under the resident’s control shall not engage in illegal activity, including drug-related illegal activity, on or near the said premises. “Drug-related illegal activity” means the illegal manufacture, sale, distribution, purchase, USE, or possession with intent to manufacture, sell distribute, or USE of a controlled substance (as defined in Section 102 or the Controlled Substance Act (21 U.S.C. 8002) or possession of drug paraphernalia.
2.Resident, any member of the resident’s household or guest or other person under the resident’s control shall not engage in any act intended to facilitate illegal activity, including drug-related illegal activity, on or near the said premises.
3.Resident or members of the household will not permit the dwelling to beused for, or to facilitate illegal activity, including drug-related illegal activity, regardless of whether the individual engaging in such activity is a member of the household.
4.Resident or members of the household will not engage in the manufacture, sale or distribution of illegal drugs at any locations, whether on or near the dwelling unit premises, or otherwise.
5.Resident, any members of the resident’s household, or a guest or other person under the resident’s control shall not engage in acts of violence, or threats of violence, including but not limited to the unlawful discharge of firearms, prostitution, criminal street gang activity, intimidation, or any other breach of the housing agreement that the other wise jeopardizes the health safety or welfare of the landlord, his agents, or tenants.
6.VIOLATION OF THE ABOVE PROVISIONS SHALL BE A MATERIAL VIOLATION OF THE HOUSING AGREEMENT AND GOOD CAUSE FOR TEMINATION OF TENANCY. A single violation of any of the provisions of this addendum shall be deemed a serious violation and material non-compliance with the housing agreement.
It is understood and agreed that a single violation shall be good cause for termination of the housing agreement. Unless otherwise provided by law, proof of violations shall not require criminal conviction, but shall be by the preponderance of the evidence.
7.In case of conflict between the provisions of this addendum and any other provisions of the housing agreement, the provisions of the addendum shall govern.
8.This Housing Agreement Addendum is incorporated into the Housing Agreement executed, or renewed this day between the Owner, or Agent, and Resident.
Residential Real Estate Broker · Chicago Suburbs, IL · Member since 2013 · 1k+ posts · 594 votes
9y
In addition to above, Mold addendum. Normal wear versus damages addendum. Price list addendum with estimates of what charges will be, CO and Smoke detector addendum, pests addendum. We update this or lease based on experience. Clear instructions in lease timing for security deposit return and what it is subject to.
Real Estate Agent · Worcester, MA · Member since 2015 · 35 posts · 19 votes
9y
Does anyone have a marijuana addendum restricting the growth and smoking in premises? I've heard that the growth process can lead to lots of excess moisture in the unit which can lead to mold in walls.
On the topic of moisture: Any thoughts of ventless dryers and restricting ventless dryer kits? These things dump tons of moist air into unit.
In addition to above, Mold addendum. Normal wear versus damages addendum. Price list addendum with estimates of what charges will be, CO and Smoke detector addendum, pests addendum. We update this or lease based on experience. Clear instructions in lease timing for security deposit return and what it is subject to.
Mechanicsburg, PA · Member since 2013 · 3k+ posts · 2k+ votes
9y
our Appliance Clause is that we will not repair or replace any appliance (in houses), but will remove at tenants request.
our Light Bulb clause, all light bulbs were in working, when rented,must be working when exiting and must be 60 watt equal. (at one place 22 light bulbs were either missing or burnt out, prompting this clause.) (also seen in appropriate bulbs like 15 watts and 200 watts)
Investor · Brookfield, WI · Member since 2014 · 110 posts · 99 votes
9y
@Justin Jarboe Look at the Wisconsin Legal Blank Co. website. I don't know if all states have an equivalent, but if they don't, you don't know what you're missing.
Buy & Hold Owner · Redlands, CA · Member since 2015 · 5k+ posts · 2k+ votes
9y
If you ALWAYS have a list of terms and conditions, the MOVE them directly into the lease. An Addendum is a special case item that applies only in that case.
Example: My lease specifies No Pets without a written Pet Agreement. That's the only addendum I need. Everything else is in the lease.
IMO, pages and pages of addendums looks unprofessional to me.
Property Manager · Pleasanton, CA · Member since 2015 · 97 posts · 65 votes
9y
We use the following addenda with all leases:
Asbestos Disclosure
Bed Bugs
Lead-Based Paint Disclosure
Mold and Ventilation
Smoke Alarm & CO Detector
Plumbing (how not to clog up your plumbing, resident will be charged if we come to snake a clog and the clog was caused by anything other than toilet paper or organic material)
Estimate of costs of certain items they'd get charged for out of their deposit at turnover
Pest Control
Appliances
The following addenda are included with leases on a case-by-case basis:
Refinished Surfaces Care & Maintenance Instructions
Condominium/PUD (who the HOA is, whether resident has been provided with a copy of CC&Rs & Rules & Regulations)
Landscaping (resident responsible to water, owner pays for gardener)
Parking (only used if resident pays for an additional parking spot/storage/garage)
Pet
Pool/Spa
Satellite/Dish
Hardwood Floor Care & Maintenance
Lastly, due to the recent legalization of marijuana in CA, we are sending out a Smoking Addendum to all residents specifying that smoking both medical and recreational marijuana are prohibited by the no-smoking clause in our lease agreement, as well as e-cigarettes and vaping devices.
Carolina · Member since 2017 · 519 posts · 222 votes
9y
@Justin Jarboe Did any of these get shared with you? You had asked a few people to share some different addenda with you on here and would love to see them as well if they were shared.
If people wanted to share there different addenda I could organize everything into one nice Google Docs link that would be easily accessible to anyone looking for such a resource.
Rental Property Investor · NV · Member since 2014 · 241 posts · 85 votes
9y
I would love to see a more in depth Renters Insurance addendum showing the property owner listed as additional insured on the policy. If anyone has this verbiage please send it over :-)
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
9y
Most of these terms I put in the body of the lease including pets(named in lease) . The only addendum is if they rent a garage or change the tenants. In the case of a roommate change I outline Joe replaces Sue subject to all other terms and conditions of the lease.
