After 6 years some paint (not the whole house) is probably warranted; hallways and entrance ways get chipped up and rough looking. And if it wasn't new when she came in, it might be really rough at this point.
The unit being under market should be a separate issue. That should be increased whether painting is done or not. If it were me I would probably issue notice for the beginning of the next lease of the rent increase, and if the tenant decided to move (likely), use the empty apartment as an opportunity to paint/redo the floors (I wouldn't put carpet back in).
Paint depends on how it bad it’s marked up or chipped,, If it’s normal wear and tear than a few over Coates Of paint should be suitable. Sometimes simply attending to the baseboards may work. After 6 years carpet may need to be replaced or cleaned. I Personally believe that owner should be responsible for it since this resident has been residing there for years and it kind of shows residential loyalty so as a small token of my appreciation I would help them out with the carpet or a small paint job.
Hope my response helps.
Painting and carpeting an occupied property is 1) more expensive and pita 2) possibly liable for damages to their stuff. I would say my policy is to update vacant units and the tenant is free to move into an updated unit when one becomes available.
I’ve done this in the past for good tenants- even ones who were paying less than market value. I want to take care of those that take care of me. If you do this, you most likely increase how long they stay with you, and avoid a vacancy where you would have to do this stuff anyways. Then if your vacancy leaves you open a month and you lose a months rent... it’s cost you even more. I’m more comfortable with someone that’s rented from me for six years than I am a stranger for sure.
Depending on how under valued you are- you could raise rent slightly, but don’t do it to the point you lose a great tenant.. assuming they are one.
I would start with the under market discussion first - if she's not gonna stick around after a rent increase would be easier to do the improvements as part of the turnaround process.
I'd consider replacing the carpet with something that holds up better in a rental. Paint - sure, fresh coat of paint is never a bad idea. But again I'd see if she's staying after the rent increase first to decide whether you wait and do this when it's vacant.
If it works out and she stays, I'd keep her on month to month at a higher rent rather than extending to a longer term lease.
If the unit is very much under market, then raise the rent first. Then paint and carpet.
Do not let tenants paint. Ever.
Now, I like the fact that she has been in the unit for six years. Her requests would indicate that she may commit to staying for a longer time. I'd give her the paint and carpet based on this alone.
One last thing - carpet has been a failure for me for rentals. I prefer pergo, a laminate type of flooring.
I live in california, i have lived in this same apartment for eighteen years, the rugs have never been cleaned,it was touch up with the paint..I cannot do anything as the paint is the old paint and has since then been changed..I was reading about how we can be charged for this when we move..is this so ???
Just why is it after all this time you still have to clean this yourself. the carpet pad is rotted and there are lumps in the living room rug, rot has caused seams to come apart( was fixed with a left over piece from another apartment, does not match)
have doubts about some incidents here which i cannot e=mention at this time)
curious to see if there will be any replys....here in CALIF IT'S BEST TO KEEP YOUR MOUTH SHUT......JUST HAD TO SIGN A NEW RENTAL AGREEMENT EVEN THOUGH I DON'T LIKE SOME OF THE TERMS......WHAT I REALLY THINK IS NO ONE CARES....
If they are mentioning other things be cautious . They might want the entire place updated "her/his way". As others have said, raise the rent first. Then see what they say.
Paint and carpet can be tough on an occupied unit. Are you moving all their stuff out? We typically wait unit they are all out.