What maintenance issues do you not cover?

Question

We have had a set of tenants that had kids with some special needs and they were pretty rough on the house. Wonderful family paid on time always and we sympathize with the needs of the kids. We went above and beyond for them before them moved out fixing things that I dont believe were normal maintenance issues.

Multiple times I was called over to fix doors that had been pulled off the hinges, Outlet covers that had been pulled off and broken, towel rods and toilet paper holders pulled off of walls, stuff put down the drains causing back ups. These things happen but not from normal wear and tear at the rate we were receiving maintenance requests (2-3 a month). We don't receive requests like this from our other tenants (1-2 a year if that)  but we were wanting to create a sheet of things we don't cover after a move in. Some ideas are below, what would you add?

After 2 weeks

Doors and door knobs

Cabinet hardware

Towel rods, shower rods and toilet paper holders

Registers and outlet covers

After 1 month

Toilet Clogs

Drains and P Trap Clogs

Obviously we fix things that are structural, mechanical or appliances. We are looking for those random things that cause headaches that are a tenants fault.

Nathan Gesner · Answer

You can create a list, but it will never be all-inclusive.

I used to provide one to tenants when they gave notice of move-out. I wanted to show them what it could potentially cost to clean or make repairs if we have to hire a professional, hoping it would encourage them to do the work themselves. Honestly, it didn't make much difference.

I do have some clauses in my lease agreement that make it clear they will be held responsible when they damage something. Example:TENANT RESPONSIBILITIES. Tenant agrees to comply with all duties required by Wyoming Statute §1-21-1204: maintain the Premises in clean and safe condition and not unreasonably burden any common area; dispose of all garbage and other waste; maintain all plumbing fixtures in a condition as sanitary as the fixtures permit; use all electrical, plumbing, sanitary, heating, and other facilities and appliances in a reasonable manner; prevent water pipes from freezing by turning off outside spigots, disconnecting hoses, and keeping the rental heated to at least 50 degrees; replace lightbulbs, air filters, water filters, and other consumables as needed; test smoke detectors every six months and replace batteries as needed; immediately notify Agent in writing of any defects or dangerous conditions Tenant becomes aware of; replace broken or cracked glass, no matter the circumstance of breakage, unless the Tenant provides Agent with a police report detailing breakage beyond the control of Tenant; pay to repair anything damaged by the Tenant, his guests or invitees, whether through intentional act or negligence; upon termination, remove all personal property and garbage either owned or placed on the Premises by Tenant and clean the Premises to the condition at the beginning of the AgreementCreate a policy and stick to it. If the tenant is damaging your rental, you need to terminate the lease and get them out before they cost you a pretty penny. I understand their kids have special needs, but that isn't your responsibility.

Matt Devincenzo · Answer

I always cover maintenance, I wouldn't cover damage. There is a difference. Maintenance is the repair associated with regular use and associated wear and tear. Damage is anything that is more frequent that typical life cycle, and/or associated with improper use of an item.

You need to redefine your term because the first is legally on you, the second should be on them. No need for lists or criteria.

Colleen F. · Answer

@Alex Lawson  one maintenance that some people cover and some do not is lawn care. There are pros and cons but make sure you put in your lease who is responsible for the lawn and if they are what is included.  Are they supposed to do the gardens too?  Must they maintain it such that HOA doesn't site you, who pays the fine or town or HOA site you.

Ned J. · Answer

I would be careful forming a specific list per se.... things will happen that are not normal "wear and tear" that the tenant should be responsible for and if its not on the "list" you are stuck... the list will need to continue to evolve.

Keeping it relatively vague keeps your option open. I would not have covered ANY of the stuff you listed

Colleen F. · Answer

@Alex Lawson I know an investor that also has a list of expenses for repairs. Missing light bulbs etc.  The best practice is to provide guidance early and often.  We will fix it but if you caused it the bill is on you.

Jay Thomas · Answer

Creating a clear list for tenants is a good idea to avoid issues with repairs later. Your initial list is good, but we can add more details for your property. For doors and knobs, explain what is normal wear and tear and mention deductions for damages. Do the same for cabinet hardware and bathroom fixtures. Talk about potential clogs and garbage disposal misuse, stating when tenants are responsible. Keep things simple with one list and check the property thoroughly when tenants move in and out, documenting any issues. Make sure the list is part of the lease, and if there are problems, address them quickly. While a good list helps, talking openly with tenants about property expectations is also vital to prevent unnecessary damage.

JD Martin · Answer

We don't cover plumbing clogs that are not cause by physical or mechanical issue with the system - so if a sewer line is full of tree roots, yes we would cover that. If it's clogged with toilet paper or a toy, nope. We wouldn't cover the bulk of what you're listing on there because we dummy-proof the place before they move in. Toilet paper holders are single rod and get screwed into studs.

I wouldn't have covered those costs for your wonderful family. Their special needs kids are their own responsibility and cost. Unless you threw them out, it appears they repaid your kindness by moving and generating a turnover.

It's going to be pretty difficult to create a definitive list of what you're covering and when you're covering it. A hinge can come loose from normal wear and tear after a year or two or ten if the hinge wears out or the screw hole wallows out.

What maintenance issues do you not cover?

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