2 unit property lawn care maintance (bottom and top)

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2 unit property lawn care maintance (bottom and top)

Account Closed
Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes

Hi everyone,  looking for some feedback on how to handle lawn care maintained for my 2 unit ( unit on bottom and one on top)

I have a lease with the newer tenant who moved into the top unit back in December that she would take take of lawn maintenance (cutting the grass). 

Today she contacted me asking me if I am providing her a lawn mower to cut the grass. She told me ( my wife also confirmed to me privately) that I had initially told her I would figure something out for her like give her a lawnmower and somewhere to place it.

The issue is that I think it's a bad idea to give her a lawnmower and i don't know why I said that( it could break, or she could "get hurt" and an issue could second. Second there is not a shed for her to store it on the property.  (Basement is mine for storing)

I have thought of cutting the grass myself as it is a small section and can be done quickly.  I don't want to make her pay someone as her rent is high already.

The options I'm considering are 

1. Should I giver her a lawnmower with a small shed. (Lease says she needs to take care of the yard, doesn't matter how she does it)

2. Cut the grass myself( I live 8 mins away)

3. Tell her to figure it out herself and follow the lease ( i.e buy your own lawn mower or pay someone)


I have yet to reply to her message as I wanted the best solution.  This is the only property other than the one I live in BTW . Thank you!

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Aaron F.
Investor · US · Member since 2017 · 71 posts · 80 votes
5y

I have adjusted my leases on duplexes so that I am responsible for having the grass cut.

Issues I had were providing the mower/shed, lawn being mowed only on one half the yard (side by side), non-mowing tenant leaving dog toys/poop in the grass causing disputes, or grass being neglected altogether.

I have adjusted rents up to offset my costs and everybody is happier. 

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  • Matthew CrivelliBusiness Member
    Lender · MA · Member since 2021 · 1k+ posts · 1k+ votes
    5y

    Having a lawsuit if this lady gets hurt will cost more then the small amount of time it takes to do the lawn care or the cost of hiring a local guy in my opinion. 

    [email protected]413-348-8346
    Freedom Capital Funding, LLC523 Reviews
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    3Reply
  • Dan Armich
    Member since 2020 · 36 posts · 33 votes
    5y

    I am with @Matthew Crivelli. Being involved in any way with how your tenant cares for the lawn will bite you. Pay someone to cut the yard and leave it alone. 

    2Reply
  • Raymond Mehling
    Member since 2021 · 20 posts · 18 votes
    5y

    Having a professional maintain the lawn every week is the best way to approach this situation. Keeping the property immaculate makes the renter feel respected and helps when rent is due. It is also a tax write-off.  

    3Reply
  • Aaron F.
    Investor · US · Member since 2017 · 71 posts · 80 votes
    5y

    I have adjusted my leases on duplexes so that I am responsible for having the grass cut.

    Issues I had were providing the mower/shed, lawn being mowed only on one half the yard (side by side), non-mowing tenant leaving dog toys/poop in the grass causing disputes, or grass being neglected altogether.

    I have adjusted rents up to offset my costs and everybody is happier. 

    3Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Matthew Crivelli:

    Having a lawsuit if this lady gets hurt will cost more then the small amount of time it takes to do the lawn care or the cost of hiring a local guy in my opinion. 

    Do you recommend me to do it myself? Which I can easily.

    or pay the next door tenant cash do it. He used to have a deal with the old owner of my property and would cut the grass for her.  Unfortunately I can't claim it at the end of the year if I pay him cash.

    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Aaron F.:

    I have adjusted my leases on duplexes so that I am responsible for having the grass cut.

    Issues I had were providing the mower/shed, lawn being mowed only on one half the yard (side by side), non-mowing tenant leaving dog toys/poop in the grass causing disputes, or grass being neglected altogether.

    I have adjusted rents up to offset my costs and everybody is happier. 

     Do you cut the grass yourself? Or are you paying a company? I appreciate your input!

    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Raymond Mehling:

    Having a professional maintain the lawn every week is the best way to approach this situation. Keeping the property immaculate makes the renter feel respected and helps when rent is due. It is also a tax write-off.  

    Every week sounds like it would cost a lot of money. I am thinking of doing it myself. On the 1st of of the month. Then about on the 16th again. Bi weekly. 

    0Reply
  • Matthew CrivelliBusiness Member
    Lender · MA · Member since 2021 · 1k+ posts · 1k+ votes
    5y

    @Account Closed

    Find someone who you can pay legally so you can claim the tax break or do it yourself yes.

    As it being your property you don't want to leave maintenance in the hands of the tenants.

    [email protected]413-348-8346
    Freedom Capital Funding, LLC523 Reviews
    WebsiteView Page
    1Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Matthew Crivelli:

    @Account Closed

    Find someone who you can pay legally so you can claim the tax break or do it yourself yes.

    As it being your property you don't want to leave maintenance in the hands of the tenants.

     What do you think it is a reasonable price for someone to cut the grass?

    It can be done in 10 minutes.

    Also I have the tenant upstairs do the snow removal. Which worked out great this past winter as I didn't lift a finger and we got a lot of snow

    0Reply
  • Matthew CrivelliBusiness Member
    Lender · MA · Member since 2021 · 1k+ posts · 1k+ votes
    5y

    @Gavin Joel arredondo so I actually used to own a landscape company. These guy have to make money so even though it's small you're looking at 30 a week. I would have them come twice a month for 35 a cut.

    [email protected]413-348-8346
    Freedom Capital Funding, LLC523 Reviews
    WebsiteView Page
    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Matthew Crivelli:

    @Gavin Joel arredondo so I actually used to own a landscape company. These guy have to make money so even though it's small you're looking at 30 a week. I would have them come twice a month for 35 a cut.

    What is more beneficial?

    doing it myself vs paying someone and deducting it?

    Obviously I can value my time more and wouldn't have to go there do it.  Is the deduction worth the $70 dollars a month?

    0Reply
  • Matthew CrivelliBusiness Member
    Lender · MA · Member since 2021 · 1k+ posts · 1k+ votes
    5y

    @Gavin Joel arredondo doing it yourself is the best if time isn't an issue.

    [email protected]413-348-8346
    Freedom Capital Funding, LLC523 Reviews
    WebsiteView Page
    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Matthew Crivelli:

    @Gavin Joel arredondo doing it yourself is the best if time isn't an issue.

     Thank you Matthew! I'll let the tenant know I'll handle it myself.

    also I see you are a lender, I recently just left the industry. I like being a real estate agent more. Went back to corporate America to a high base salary sales job with intent to continue investing and getting realtor license. 

    Currently own the 2 unit. Did fha under my name.

    Now living in a SFH under my fiancee name. Did 3% conventional.

    Where do you suggest or anyone else that I go next? Would love to speed up my process and do BRRR with a hard money lender possibly.

    0Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    5y
    Originally posted by @Account Closed:

    Hi everyone,  looking for some feedback on how to handle lawn care maintained for my 2 unit ( unit on bottom and one on top)

    I have a lease with the newer tenant who moved into the top unit back in December that she would take take of lawn maintenance (cutting the grass). 

    Today she contacted me asking me if I am providing her a lawn mower to cut the grass. She told me ( my wife also confirmed to me privately) that I had initially told her I would figure something out for her like give her a lawnmower and somewhere to place it.

    The issue is that I think it's a bad idea to give her a lawnmower and i don't know why I said that( it could break, or she could "get hurt" and an issue could second. Second there is not a shed for her to store it on the property.  (Basement is mine for storing)

    I have thought of cutting the grass myself as it is a small section and can be done quickly.  I don't want to make her pay someone as her rent is high already.

    The options I'm considering are 

    1. Should I giver her a lawnmower with a small shed. (Lease says she needs to take care of the yard, doesn't matter how she does it)

    2. Cut the grass myself( I live 8 mins away)

    3. Tell her to figure it out herself and follow the lease ( i.e buy your own lawn mower or pay someone)


    I have yet to reply to her message as I wanted the best solution.  This is the only property other than the one I live in BTW . Thank you!

    Hi Gavin,

    Why not call around and get a couple of quotes on lawn care, then try it out for few months. 

    You might like it better then doing it yourself. 

    Sitting in the Air Conditioned car drinking a fast food shake while your workers earn their living in the hot sun.

    Just my 2 cents.

    0Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y

    @Account Closed you told her you would provide a lawn mower and place to store it. Why are you even considering option 3? It is dishonest to back out of a verbal agreement. You made a mistake based on inexperience. Own up to it and pay the price. 

    Assuming you purchase a lawn mower made in the last 20 years, I am not sure how she could hurt herself. Mowers have safety features to turn them off if you let go of the handle. A lawn mower costs under $200 new. A lawn mower storage shed could set you back another $300. I am not sure this is the best option, because you still have maintenance and theft to worry about.

    I would tell the tenant that I misspoke when I offered to provide the lawn mower. Explain that you are willing to work out a monthly rent reduction in compensation for her to get her own lawn mower. Ask what she thinks is reasonable or offer something small like $10-20. Or offer to buy her one and give it to her, with the understanding she owns it and is responsible for care and replacement. Get her to sign something acknowledging the agreement.

    Doing it yourself is another option. Of course, even if it is small, hauling the mower and drive time will involve some effort. On the plus side, doing it yourself ensures the lawn is getting mowed on a regular schedule and gives you a chance to check in on the property. 

    I am not sure hiring it done is an option, unless you can find a neighborhood kid. It could easily cost $35-50 to have a company come out and mow it each time. Even if it is small, there is a minimum cost. There is no harm in getting quotes. You can also advertise the job on Facebook and see if anyone is interested. Just be aware the less you pay, often the less reliable the person is. Of course anyone doing it cheap will not have liability insurance either.

    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Joe Splitrock:

    @Account Closed you told her you would provide a lawn mower and place to store it. Why are you even considering option 3? It is dishonest to back out of a verbal agreement. You made a mistake based on inexperience. Own up to it and pay the price. 

    Assuming you purchase a lawn mower made in the last 20 years, I am not sure how she could hurt herself. Mowers have safety features to turn them off if you let go of the handle. A lawn mower costs under $200 new. A lawn mower storage shed could set you back another $300. I am not sure this is the best option, because you still have maintenance and theft to worry about.

    I would tell the tenant that I misspoke when I offered to provide the lawn mower. Explain that you are willing to work out a monthly rent reduction in compensation for her to get her own lawn mower. Ask what she thinks is reasonable or offer something small like $10-20. Or offer to buy her one and give it to her, with the understanding she owns it and is responsible for care and replacement. Get her to sign something acknowledging the agreement.

    Doing it yourself is another option. Of course, even if it is small, hauling the mower and drive time will involve some effort. On the plus side, doing it yourself ensures the lawn is getting mowed on a regular schedule and gives you a chance to check in on the property. 

    I am not sure hiring it done is an option, unless you can find a neighborhood kid. It could easily cost $35-50 to have a company come out and mow it each time. Even if it is small, there is a minimum cost. There is no harm in getting quotes. You can also advertise the job on Facebook and see if anyone is interested. Just be aware the less you pay, often the less reliable the person is. Of course anyone doing it cheap will not have liability insurance either.

     Hi Joe,

    I was not really considering option 3. That is what I put it last. I was justing listing the options 

    The option I truly have been considering is doing it myself until I have enough money or property to rather source it out. I already have to go once a month to collect rent. So I might as well do it then. I also have a lawnmower in the basement there from when I lived there. Sounds like the best option.

    To let her have her own lawn mower or have her do it sounds like a headache. And as others have mentioned I can check on my property.


    1Reply
  • Adam Martin
    Rental Property Investor · Member since 2020 · 1k+ posts · 1k+ votes
    5y

    I think people get a little too worked up on a tenant hurting themselves while doing light yardwork such as mowing and don't see it as much of a risk with a newer mower. I only invest in SFH's partly because I want the tenant responsible for yard care and snow and it's pretty easy since they are the only one living there. You said you have a mower there from when you lived there in the basement, let her use this and get a small shed to put it in and call it a day. You live close by and stop by once a month so you'll know if it is not being maintained and can take over if need be. My lease states that the tenant is responsible and if they don't I'll have it done for a fee of 75/occurrence which more than makes up for my time or leaves me a profit if I pay someone else to do it. I would honestly be much more worried about a slip and fall with ice and having them take care of that than I would be with mowing.

    2Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y

     Hi Joe,

    I was not really considering option 3. That is what I put it last. I was justing listing the options 

    The option I truly have been considering is doing it myself until I have enough money or property to rather source it out. I already have to go once a month to collect rent. So I might as well do it then. I also have a lawnmower in the basement there from when I lived there. Sounds like the best option.

    To let her have her own lawn mower or have her do it sounds like a headache. And as others have mentioned I can check on my property.


     My first property was an up down duplex and I had one of the tenants do the lawn care. I never had a problem, but of course it depends on the tenant. Now we only invest in houses and always have tenants responsible for all lawn care and snow removal. The less I have to be responsible for, the better. It is not a big deal with one property, but as you scale, it is too time consuming. 

    1Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Adam Martin:

    I think people get a little too worked up on a tenant hurting themselves while doing light yardwork such as mowing and don't see it as much of a risk with a newer mower. I only invest in SFH's partly because I want the tenant responsible for yard care and snow and it's pretty easy since they are the only one living there. You said you have a mower there from when you lived there in the basement, let her use this and get a small shed to put it in and call it a day. You live close by and stop by once a month so you'll know if it is not being maintained and can take over if need be. My lease states that the tenant is responsible and if they don't I'll have it done for a fee of 75/occurrence which more than makes up for my time or leaves me a profit if I pay someone else to do it. I would honestly be much more worried about a slip and fall with ice and having them take care of that than I would be with mowing.

     Hi Martin,

    I do have a lawnmower there. However not sure if the cost of buying a shed is worth it? I've been looking but cannot find one for less than $300. Plus maintained if it breaks 

    I was thinking if of possibly paying a friend from college that has a local landscape business in the area. He will charge me $35 bi weekly. $70 total. Seeing how it goes after a month. 

    Also was also thinking of just doing it myself. Which is not the worst thing. This should be a much easier decision but I want to make sure I do the best decision

    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Joe Splitrock:
    Originally posted by @Account Closed:
    Originally posted by @Joe Splitrock:

    @Account Closed you told her you would provide a lawn mower and place to store it. Why are you even considering option 3? It is dishonest to back out of a verbal agreement. You made a mistake based on inexperience. Own up to it and pay the price. 

    Assuming you purchase a lawn mower made in the last 20 years, I am not sure how she could hurt herself. Mowers have safety features to turn them off if you let go of the handle. A lawn mower costs under $200 new. A lawn mower storage shed could set you back another $300. I am not sure this is the best option, because you still have maintenance and theft to worry about.

    I would tell the tenant that I misspoke when I offered to provide the lawn mower. Explain that you are willing to work out a monthly rent reduction in compensation for her to get her own lawn mower. Ask what she thinks is reasonable or offer something small like $10-20. Or offer to buy her one and give it to her, with the understanding she owns it and is responsible for care and replacement. Get her to sign something acknowledging the agreement.

    Doing it yourself is another option. Of course, even if it is small, hauling the mower and drive time will involve some effort. On the plus side, doing it yourself ensures the lawn is getting mowed on a regular schedule and gives you a chance to check in on the property. 

    I am not sure hiring it done is an option, unless you can find a neighborhood kid. It could easily cost $35-50 to have a company come out and mow it each time. Even if it is small, there is a minimum cost. There is no harm in getting quotes. You can also advertise the job on Facebook and see if anyone is interested. Just be aware the less you pay, often the less reliable the person is. Of course anyone doing it cheap will not have liability insurance either.

     Hi Joe,

    I was not really considering option 3. That is what I put it last. I was justing listing the options 

    The option I truly have been considering is doing it myself until I have enough money or property to rather source it out. I already have to go once a month to collect rent. So I might as well do it then. I also have a lawnmower in the basement there from when I lived there. Sounds like the best option.

    To let her have her own lawn mower or have her do it sounds like a headache. And as others have mentioned I can check on my property.


     My first property was an up down duplex and I had one of the tenants do the lawn care. I never had a problem, but of course it depends on the tenant. Now we only invest in houses and always have tenants responsible for all lawn care and snow removal. The less I have to be responsible for, the better. It is not a big deal with one property, but as you scale, it is too time consuming. 

     I would rather be off hands as much too. I understand the paying a company would be easier. But I have heard countless stories of everyone who starts out doing it themselves.  It is only 8 mins away. She's willing to cut the grass and follow the lease but I have to provide a lawn mower bc of my mistake and somewhere for her to store it

    0Reply
  • Adam Martin
    Rental Property Investor · Member since 2020 · 1k+ posts · 1k+ votes
    5y
    Originally posted by @Account Closed:
    Originally posted by @Adam Martin:

    I think people get a little too worked up on a tenant hurting themselves while doing light yardwork such as mowing and don't see it as much of a risk with a newer mower. I only invest in SFH's partly because I want the tenant responsible for yard care and snow and it's pretty easy since they are the only one living there. You said you have a mower there from when you lived there in the basement, let her use this and get a small shed to put it in and call it a day. You live close by and stop by once a month so you'll know if it is not being maintained and can take over if need be. My lease states that the tenant is responsible and if they don't I'll have it done for a fee of 75/occurrence which more than makes up for my time or leaves me a profit if I pay someone else to do it. I would honestly be much more worried about a slip and fall with ice and having them take care of that than I would be with mowing.

     Hi Martin,

    I do have a lawnmower there. However not sure if the cost of buying a shed is worth it? I've been looking but cannot find one for less than $300. Plus maintained if it breaks 

    I was thinking if of possibly paying a friend from college that has a local landscape business in the area. He will charge me $35 bi weekly. $70 total. Seeing how it goes after a month. 

    Also was also thinking of just doing it myself. Which is not the worst thing. This should be a much easier decision but I want to make sure I do the best decision

    A 300 shed pays for itself in under 5 months if you are paying a friend 70/month and can be written off. This is easy ROI to have the tenant do it. How do you break a shed they are usually pretty sturdy so I do t see a lot of maintenance.

    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Adam Martin:
    Originally posted by @Account Closed:
    Originally posted by @Adam Martin:

    I think people get a little too worked up on a tenant hurting themselves while doing light yardwork such as mowing and don't see it as much of a risk with a newer mower. I only invest in SFH's partly because I want the tenant responsible for yard care and snow and it's pretty easy since they are the only one living there. You said you have a mower there from when you lived there in the basement, let her use this and get a small shed to put it in and call it a day. You live close by and stop by once a month so you'll know if it is not being maintained and can take over if need be. My lease states that the tenant is responsible and if they don't I'll have it done for a fee of 75/occurrence which more than makes up for my time or leaves me a profit if I pay someone else to do it. I would honestly be much more worried about a slip and fall with ice and having them take care of that than I would be with mowing.

     Hi Martin,

    I do have a lawnmower there. However not sure if the cost of buying a shed is worth it? I've been looking but cannot find one for less than $300. Plus maintained if it breaks 

    I was thinking if of possibly paying a friend from college that has a local landscape business in the area. He will charge me $35 bi weekly. $70 total. Seeing how it goes after a month. 

    Also was also thinking of just doing it myself. Which is not the worst thing. This should be a much easier decision but I want to make sure I do the best decision

    A 300 shed pays for itself in under 5 months if you are paying a friend 70/month and can be written off. This is easy ROI to have the tenant do it. How do you break a shed they are usually pretty sturdy so I do t see a lot of maintenance.

    I think I over spoke when I said $300. It is looking more like $500 or so.

    How about if I give them the lawn mower that is there. Along with a bike lock and this  https://www.amazon.com/gp/prod...

    I could make her sign a paper saying that the lawn mower is her responsibility and she needs to make sure it is not stolen and add her own fuel.  What do you think of this?

    0Reply
  • Brad L.
    Rental Property Investor · Manitowoc, WI · Member since 2016 · 178 posts · 186 votes
    5y

    Almost all of our units have tenants doing lawncare, and I haven't ever had any issues even at our one upper/lower duplex. 

    Our side-by-side duplexes are more straight-forward, each tenant cuts their own side front and back. For the upper/lower, I explain when the lease is being signed (and it's included in the lease) that I don't care how the grass gets cut but it is the tenants' responsibility. So if the upper unit wants to give the lower unit a case of beer to cut the grass every week, so be it. FYI my lease also states that tenants are responsible for any fines which result from non-compliance with municipal codes. i.e. they don't cut grass for 3 weeks and I receive a fine from the city.

    I'm sure many will disagree with this approach but I don't see the point in paying out of my own pocket for something as basic as cutting grass. In your situation I'd either follow through with what you told her or hire it out to an actual company that has insurance, not the neighbor kid.

    0Reply
  • Account Closed
    OP
    Investor · Bethlehem, PA · Member since 2018 · 75 posts · 12 votes
    5y
    Originally posted by @Brad L.:

    Almost all of our units have tenants doing lawncare, and I haven't ever had any issues even at our one upper/lower duplex. 

    Our side-by-side duplexes are more straight-forward, each tenant cuts their own side front and back. For the upper/lower, I explain when the lease is being signed (and it's included in the lease) that I don't care how the grass gets cut but it is the tenants' responsibility. So if the upper unit wants to give the lower unit a case of beer to cut the grass every week, so be it. FYI my lease also states that tenants are responsible for any fines which result from non-compliance with municipal codes. i.e. they don't cut grass for 3 weeks and I receive a fine from the city.

    I'm sure many will disagree with this approach but I don't see the point in paying out of my own pocket for something as basic as cutting grass. In your situation I'd either follow through with what you told her or hire it out to an actual company that has insurance, not the neighbor kid.

     Hi Brad,

    Thank you for your reply. What do you think if I do give her a lawnmower,  with a bike lock so she can lock it to the metal fence and make sure only she has a key/knows the code to unlock it. Along with a tarp to cover the lawn mower. Win win. I paid $60 for that lawnmower I'll be giving her

    0Reply
  • Brad L.
    Rental Property Investor · Manitowoc, WI · Member since 2016 · 178 posts · 186 votes
    5y

    Is there any language about this lawn mower in your lease with her? 

    Obviously not likely that it's worth it to buy a shed for the property for storage of the lawn mower, but personally I definitely would not ask her to lock it to a fence and cover it with a tarp. I guess it depends on what class your property is, if it's D or maybe even C then it probably wouldn't look super out of place.

    0Reply
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