I have a tenant that is going on 3rd year and their contract is due to be renewed. They do occasionally pay late but within grace period ( I have 5 days). 

I am planning to put them month to month and try to entice promped payments with discount as I raise the rent. 

My bigger question is how much to go into the detail regarding cleanliness/ organization? Is it legal in Pennsylvania if anyone know? 

 They have boxes in the hallways ( it is a townhouse), toys everywhere, dishes stacked, sometimes some trash outside that I pick up during my lawn care/ inspection times, some trash/hair in the bathroom  

I want to give them a chance since I know there is no such thing as perfect tenant and I know I can always rent this place after some fixing up.

The other option is not to renew contract but I don’t know for sure if next tenant will be cleaner/ better organized. 

I created this to add to the renewal notice: 

Addendum to “Tenant will keep the property clean and safe”. Renewal Lease will define “clean and safe” as:

- No boxes/bags in the hallways or walkways or against the walls.Clothing/bags/boxes can be organized in the closets with ability to walk in freely into the bedrooms.

- Floors/Carpets/bathroom floors cleaned (swept/mopped/vacuumed) reasonably (minimum once a month)  

- Separate pet waste from litter DAILY and change litter box at least TWICE EACH WEEK. Place soiledlitter inthe bagsand dispose of itIN THE MAIN GARBAGE CAN OUTSIDE.

- Clothing, toys or other belongingsshould be kept in organized way in the basement/ living room/ kitchenwithout potential on stepping on them.

- Toilet and bathtubs cleaned within reasonat least once a month (no trash/hair in the bathtub or on the floor. Toilet bowl shall be cleaned.)

- Trash must be taken out on the weekly basis. TRASH MUST BE INSIDE AN OUTDOOR TRASH CANS, NOT OUTSIDE ON THE LAWN/MULCH BEDS OR ON THE DECK AT ANYTIME.

- Shed shall be kept organized.

- Outdoor pet food/houses/covers are prohibited on the outsideof the property.

- Kitchen stove/ refrigerator/ microwave/sink must be maintained clean without grease/stains when possible.

- Toys, and other belongings on the Deck and lawn/patio/outdoor areas must be organized and not lay all around the property/yard. Non outdoor furniture should not be stored on the deck  

- Landlord reserves the right to inspect the property with at least 24 hours notice when deemed necessary (pursuing Section 11 of the Lease), but at a minimum every 3 months for routine inspection. I usually try to give at least 1 week notice to allow for you to clean the property.

All the comments are appreciated. Sorry for the long question.