Mid Term Rental Lease & Supplies
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John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votesQuote from @Carolyn Fuller:
I don't have anything in my lease in regards to furnishings specifically. I use to collect a security deposit but decided it was more hassle than it was worth. The vast amount of damage is normal wear and tear. Beyond that, I remember being a hotel guest when I spilt a bottle of red wine on the room's bedding and the hotel didn't bat an eye. They did not charge me for damages. They considered it just part of doing business. I'm passing that treatment on to my tenants and guests.
I supply enough supplies for the first 24 hours, a bar of hand soap, a roll of toilet paper, a roll of paper towels, and cleaning supplies. That's it.
This past year, I had a tenant who expected me to restock the cleaning supplies when they were consumed. That was a first and I've been renting 2 units as MTR for over 10 years. I told him that I only stocked the initial supplies and expected my tenants to do their own shopping thereafter.
It is possible as more and more MTR tenants become use to Airbnb rentals that more will assume that I will keep them supplied in cleaning supplies. I'm hoping that is not case.
I would add this to the lease about starter supplies including cleaning products.
This will eliminate any question in the future. You can point them to the leaseif they are concerned.
Great philosophy about the normal wear and tear.
10 Replies
- Cambridge, MA · Member since 2015 · 651 posts · 735 votes2y
I don't have anything in my lease in regards to furnishings specifically. I use to collect a security deposit but decided it was more hassle than it was worth. The vast amount of damage is normal wear and tear. Beyond that, I remember being a hotel guest when I spilt a bottle of red wine on the room's bedding and the hotel didn't bat an eye. They did not charge me for damages. They considered it just part of doing business. I'm passing that treatment on to my tenants and guests.
I supply enough supplies for the first 24 hours, a bar of hand soap, a roll of toilet paper, a roll of paper towels, and cleaning supplies. That's it.
This past year, I had a tenant who expected me to restock the cleaning supplies when they were consumed. That was a first and I've been renting 2 units as MTR for over 10 years. I told him that I only stocked the initial supplies and expected my tenants to do their own shopping thereafter.
It is possible as more and more MTR tenants become use to Airbnb rentals that more will assume that I will keep them supplied in cleaning supplies. I'm hoping that is not the case...
- 2yJohn UnderwoodPro MemberInvestor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
Quote from @Carolyn Fuller:
I don't have anything in my lease in regards to furnishings specifically. I use to collect a security deposit but decided it was more hassle than it was worth. The vast amount of damage is normal wear and tear. Beyond that, I remember being a hotel guest when I spilt a bottle of red wine on the room's bedding and the hotel didn't bat an eye. They did not charge me for damages. They considered it just part of doing business. I'm passing that treatment on to my tenants and guests.
I supply enough supplies for the first 24 hours, a bar of hand soap, a roll of toilet paper, a roll of paper towels, and cleaning supplies. That's it.
This past year, I had a tenant who expected me to restock the cleaning supplies when they were consumed. That was a first and I've been renting 2 units as MTR for over 10 years. I told him that I only stocked the initial supplies and expected my tenants to do their own shopping thereafter.
It is possible as more and more MTR tenants become use to Airbnb rentals that more will assume that I will keep them supplied in cleaning supplies. I'm hoping that is not case.
I would add this to the lease about starter supplies including cleaning products.
This will eliminate any question in the future. You can point them to the leaseif they are concerned.
Great philosophy about the normal wear and tear.
- Cambridge, MA · Member since 2015 · 651 posts · 735 votes2y
@John Underwood "I would add this to the lease about starter supplies including cleaning products."
What a brilliant idea!
Thanks!!
- 2yMichael BaumPro MemberOlympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
Hey @Lisa G., I don't do extended stay short term rentals, but my neighbor does. She gets legislature workers for 6 months, there is an occupational therapist there now for the last 9 months. She is about to head out as the school year is almost over.
She doesn't provide any supplies usually. She has cleaning stuff in there but nothing much. Some basics to get rolling like others, but it is a living situation, not a vacation stay.
Regarding the damage, it is what it is. Make sure you get a full lease, do your vetting of each and every tenant. This isn't a STR. Anything over 30 days just about everywhere triggers tenants rights and you could get really stuck without a full bore lease.
Checking into each tenant will help keep damage to a minimum.
If the rental is in town, maybe start looking on Craigslist, FB Marketplace and OfferUP for quality used furniture to have as backups? If you have storage space, you can find some really nice stuff for zero or low dollars to have ready to go just in case.
- 2yLisa G.Atlanta · Member since 2018 · 10 posts · 3 votesOPBoth of these ideas are so smart. Will add this to the lease. Thank you!
Quote from @Carolyn Fuller:
@John Underwood "I would add this to the lease about starter supplies including cleaning products."
What a brilliant idea!
Thanks!!
- 2yLisa G.Atlanta · Member since 2018 · 10 posts · 3 votesOP
@Michael Baum I didn’t think about preparing for replacing the furniture. I do worry about vacancies so want to keep the property ready to be an SRT without doing too much. Appreciate that insight.
- Cambridge, MA · Member since 2015 · 651 posts · 735 votes2y
@Lisa G.We haven't had any issues where furniture needed to be replaced immediately. We see that something needs to be replaced but it is still usable. That gives us time to find a replacement. You would never want to put off replacing something until it becomes unusable.
Keep in mind that used furniture needs to be replaced more often than new furniture. We purchased brand new furniture in one rental and 2nd hand furniture in the other. We need to replace the 2nd hand couch for the second time. It seems like yesterday when we moved that couch into the apartment! It is a pain in the neck so I've decided to purchase a new couch this time around in hopes it doesn't need replacing for at least 15 years.
- 2yAndrew SteffensBusiness MemberTampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
We do not differentiate between MTR and STR, our process is the same. They are still responsible for damages (already in our Reservation Agreement) and we provide the same starter set of supplies whether it is 1 day or 3 months. I would check a local RE attorney perhaps, every state has different rules for establishing residency.
Vacation Rentals of Florida53 Reviews - Real Estate Agent · Tampa Florida · Member since 2013 · 630 posts · 303 votes2y
I live in the Tampa Florida area. My mid Term Rentals have regular leases,they are just tailored to the property and term of lease. They are just furnished properties. The leases require deposits and the renters know they are responsible for damages. They are set up just like STRs with all the same amenities.
- 2yBonnie LowPro MemberLender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
Damage to furnishings and other belongings is always a possibility in an MTR, just as it is in an STR. Your deposit should be enough to cover most common damage. It usually comes down to the type of renter you get. I find families with children or groups of adults staying at my STR do more damage whether intentionally or accidentally than my longer stay midterm guests. I don't have specific language in my lease regarding damage to furniture, but damaged furnishings are mentioned as a reason to not receive a full security deposit refund.
As for cleaning supplies, I equip the property with a full set of cleaning supplies: vacuum, broom, mop, toilet cleaning brush, scrubbing sponges, and full containers of multi-surface cleaner, floor cleaner, Soft Scrub, and toilet bowl cleaner. I provide a small pack of dishwasher detergent and a small bottle of dish soap. I find the supplies usually get used and, to me, that's money well spent if my guest is keeping the property clean. For paper products I provide 2 rolls of paper towels, a small roll of trash bags, and a 4-pack of toilet paper. You can find a happy medium between being stingy with products and spending a fortune.
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