tenant making alterations repeatedly without permission

Member since 2025 · 81 posts · 19 votes

Hello everyone,

Just wanting some feedback- as I manage my rentals alone and don't have tons of people to ask for advice. I have a tenant who has lived at a property since 2021 or 2022 with his children. He is a general contractor and when I did a walk through in 2025 I found he had added a wall and door to an open room to create another room for one of children. He said he was dealing with contentious divorce, needed a room for each child and it was an emergency. He said he would not modify the home again. ANd with the leasing company we added a stipulation addressing this issue and that it would be returned to move in condition at move out. When I did the walk through this month, I noticed he added 2 window AC units- without permission. When I brought it up, he said the kids weren't getting any air to their rooms- so he did that. We are coming to when the lease will be renewed- within the next 3 months. The market is very soft and finding a new tenant is a headache. This tenant has paid the rent on time and otherwise no major issues. His rent is currently 100-200$ above the market. 1. He just asked me to reduce the rent. 2. I am planning on having the AC person take a look at the units to make sure they are propertly installed and will not cause any potential damage to the home. 3. I want to deal with his repeated behavior of not communicating- doing what he wants and then excuses why later. I contacted the leasing company for advice and to tighten the lease for renewal.

Any other suggestions on how to deal with this? And anyone have input regarding window AC units- I don't know enough about them to know if they can really cause any home issues. thanks

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Peter MckernanBusiness Member

Residential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes

6mo

A couple things here, one is the alterations that really are against code (or not depending on how the wall was setup). Sounds like this is against code, and something that needs to be the biggest red flag. Adding a room, adding electrical panels/sub panels as an example and all.. That is something that I would be calling the tenant and having them removed, and if not I would be working on getting the tenant out. Soon, he will move an extra family in there and say he needed them in there to make ends meet.

It sounds like even though as I have heard in Florida the rental market is soft and the housing market in a lot of parts is soft; there needs to be a boundary. If not, think about the worst case situation with this tenant; he builds something that is illegal and then there is a fire and someone dies (this is extreme). I just think that this tenant seems to be going down the path of stepping over boundaries and this never ends well. I would rather be 100-200 less in rent and have a tenant that is not endangering your liability as a landlord verse just hoping that he gets on the right path. I would be starting to look for a new tenant come lease end, and that is my gut feeling that with this person/tenant.

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Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 5k+ posts · 3k+ votes
6mo
Make sure you document everything. If you have before and after photos to show the changes he's done. I would not renew his lease or reduce rent. I doubt he will change it back so don't be surprised if you'll have to cross that bridge down the road. I'd be leery of leaving him in there. I saw a house earlier this year where it was the same scenario. A contractor was a long term renter. By the time he ended his lease the home was edited and weirdly laid out. He made so many changes that is cost quite a bit to rehab. I'd rather find a new tenant then have a larger bill when he does finally move out years down the road.
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Peter MckernanBusiness Member
Residential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
6mo
A couple things here, one is the alterations that really are against code (or not depending on how the wall was setup). Sounds like this is against code, and something that needs to be the biggest red flag. Adding a room, adding electrical panels/sub panels as an example and all.. That is something that I would be calling the tenant and having them removed, and if not I would be working on getting the tenant out. Soon, he will move an extra family in there and say he needed them in there to make ends meet.
It sounds like even though as I have heard in Florida the rental market is soft and the housing market in a lot of parts is soft; there needs to be a boundary. If not, think about the worst case situation with this tenant; he builds something that is illegal and then there is a fire and someone dies (this is extreme). I just think that this tenant seems to be going down the path of stepping over boundaries and this never ends well. I would rather be 100-200 less in rent and have a tenant that is not endangering your liability as a landlord verse just hoping that he gets on the right path. I would be starting to look for a new tenant come lease end, and that is my gut feeling that with this person/tenant.
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- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  I was more lenient the first time because he gave me the excuse that he was dealing with a contentious divorce and he needed to have another bedroom for a child- so he acted without consulting me. I renewed the lease anyway after that because he promised it would not happen again and i had it specifically written in the lease that was renewed that he would return the home to pre- move in condition and be liable for any damage/issues. He did not add electrical, he added a wall and a door. I had thought it was an extenuating circumstance, and he reiterated to me it would not happen again.
  With this current situation, he never told me his children's room weren't getting enough AC, he just added the 2 window ACs. When I did the walk through with him on Monday- I didn't reinforce that he should have asked me before doing this. I came into being a property manager by accident and I am raising children alone and working outside of property management. It took me a little while to process the fact that he does whatever he wants. I actually indicated to him that I was going to renew the lease when we met, and over text today. I did not have any intention of keeping the 5th room- I expected it would go back to as it was when he left.
  I am now reconsidering whether I should renew the lease.
  I had 2 tenants break the lease in the last 5 months and buy homes- and so I needed to turn them over, and the market wasn't great. I think this home would need a lot of work, but I can do it.
  Drew Sygit- My legal company doesn't recommend doing a 2-3 year lease and in this case I agree with the other posters- I don't really want to keep someone who keeps breaking what they say.
  My mom made it seem like adding a window unit isn't a big deal. I don't know what can happen if someone does that- as far as issues- since it's never happened before.
  I don't think I would give him a rent reduction- I haven't responded to his text. I don't see the point in asking him to remove the 5th bedroom at this point- it would just need to be done when he moves out. But I can also understand why it may be better to just get rid of him- rather than keep trying to enforce via word of mouth and lease- that he will stop making additions when he feels like it.
  0 Reply
Bella Ajayi
Rental Property Investor · Maryland · Member since 2026 · 30 posts · 25 votes
6mo
Hi Sasha,
I know you wouldnt want to hear this even though the renter is a long term tenant, You may have to make a difficult decision as a landlord and not renew his lease. This is a recipe for a disaster waiting to happen and will cost you a lot of money in the future. He seems like this tenant will not listen to a word you say even when you make him sign a document. I will cut my losses now and not renew his lease, give him a 3 month notice to find a new place.. Just my two cent.
1 Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
6mo
Quote from @Sasha Leans:

Hello everyone,

Just wanting some feedback- as I manage my rentals alone and don't have tons of people to ask for advice. I have a tenant who has lived at a property since 2021 or 2022 with his children. He is a general contractor and when I did a walk through in 2025 I found he had added a wall and door to an open room to create another room for one of children. He said he was dealing with contentious divorce, needed a room for each child and it was an emergency. He said he would not modify the home again. ANd with the leasing company we added a stipulation addressing this issue and that it would be returned to move in condition at move out. When I did the walk through this month, I noticed he added 2 window AC units- without permission. When I brought it up, he said the kids weren't getting any air to their rooms- so he did that. We are coming to when the lease will be renewed- within the next 3 months. The market is very soft and finding a new tenant is a headache. This tenant has paid the rent on time and otherwise no major issues. His rent is currently 100-200$ above the market. 1. He just asked me to reduce the rent. 2. I am planning on having the AC person take a look at the units to make sure they are propertly installed and will not cause any potential damage to the home. 3. I want to deal with his repeated behavior of not communicating- doing what he wants and then excuses why later. I contacted the leasing company for advice and to tighten the lease for renewal.

Any other suggestions on how to deal with this? And anyone have input regarding window AC units- I don't know enough about them to know if they can really cause any home issues. thanks

Going against the other responses, so far.
You haven't stated anything about the quality of the work.
Or, if it's actually made your property more valuable or eligible for higher rents.
You did state tenant has paid rent on time and no other issues - so, tenant hasn't asked for any maintenance repairs?
Please send me this tenant!
I WOULD document everything they've modified, so they are accountable to change it back.
Then, I would renew this tenant for 2-3 years - with built in rent increases.
Regarding the request to lower rents, you didn't say by what percent?
- I may entertain a 5% decrease in exchange for the 2-3 year renewal.
If you play landlord long enough, you'll learn that the longer paying tenants stay, the more money you typically make.
Landlords LOSE a lot of money via RentReady repairs and vacancies between tenants.
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John Clark
Member since 2018 · 1k+ posts · 1k+ votes
6mo
Window AC units aren’t a modification. He didn’t add electrical, he opened a window and stuck a portable device in the opening. Where’s the modification?
He added a wall. That’s a modification. What’s the damage to the existing structure? What damage to the existing structure will occur during removal? Code and fire compliance?
Has he set aside money for wall removal and restoration? I would have my repair guy give me an estimate on removal and restoration. Compare that to how much tenant’s paying above market. Tell tenant that when removal/restoration “fund” is at 110% of cost to remove/restore, you’ll talk re change in rent. Yes, if tenant removes and restores, he’ll get a refund.
If wall violates build/fire/safety codes, it comes down immediately. If wall would cause problems with rental apartment inspection/registration programs or requirements, it comes down immediately.
4 Reply
- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @John Clark:
  
  Window AC units aren’t a modification. He didn’t add electrical, he opened a window and stuck a portable device in the opening. Where’s the modification?
  He added a wall. That’s a modification. What’s the damage to the existing structure? What damage to the existing structure will occur during removal? Code and fire compliance?
  Has he set aside money for wall removal and restoration? I would have my repair guy give me an estimate on removal and restoration. Compare that to how much tenant’s paying above market. Tell tenant that when removal/restoration “fund” is at 110% of cost to remove/restore, you’ll talk re change in rent. Yes, if tenant removes and restores, he’ll get a refund.
  If wall violates build/fire/safety codes, it comes down immediately. If wall would cause problems with rental apartment inspection/registration programs or requirements, it comes down immediately.
  
  I believe adding a window AC unit is an alteration because it can expose the home to harm- water intrusion, or damage the existing window frame/function- depending on how it's installed.
  0 Reply
- Dan H.Pro Member
  Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
  6mo
  Quote from @Sasha Leans:
  
  Quote from @John Clark:
  
  Window AC units aren’t a modification. He didn’t add electrical, he opened a window and stuck a portable device in the opening. Where’s the modification?
  He added a wall. That’s a modification. What’s the damage to the existing structure? What damage to the existing structure will occur during removal? Code and fire compliance?
  Has he set aside money for wall removal and restoration? I would have my repair guy give me an estimate on removal and restoration. Compare that to how much tenant’s paying above market. Tell tenant that when removal/restoration “fund” is at 110% of cost to remove/restore, you’ll talk re change in rent. Yes, if tenant removes and restores, he’ll get a refund.
  If wall violates build/fire/safety codes, it comes down immediately. If wall would cause problems with rental apartment inspection/registration programs or requirements, it comes down immediately.
  
  I believe adding a window AC unit is an alteration because it can expose the home to harm- water intrusion, or damage the existing window frame/function- depending on how it's installed.
  
  In my jurisdiction adding window ACs to bedrooms is typically not to code and can get red tagged. The code has to do with ingress/egress. About 3 years ago we had a ceiling fan smoke. Tenant called fire department. Fire department noted a bunch of issues most that were tenant items. They informed compliance. Compliance did an inspection. I got multiple red tags including for obstructing the ingress/egress in multiple bedrooms due to window AC units that the tenant installed without permission. Items red tagged in this jurisdiction require a permit to address even if a permit otherwise would not be required.
  
  Adding a window ac I definitely a modification and was against our lease terms.
  
  When we do inspections, we typically give the tenant a small amount of timeto fix ant tenant caused damage and if not fixed my crew fixes it and we charge the tenant. In the case of the added wall, I would have collected the cost of removing the wall at the time of inspection. This way its cost is covered regardless of anything else that occurs.
  
  Good luck
  0 Reply
- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @Dan H.:
  
  Quote from @Sasha Leans:
  
  Quote from @John Clark:
  
  Window AC units aren’t a modification. He didn’t add electrical, he opened a window and stuck a portable device in the opening. Where’s the modification?
  He added a wall. That’s a modification. What’s the damage to the existing structure? What damage to the existing structure will occur during removal? Code and fire compliance?
  Has he set aside money for wall removal and restoration? I would have my repair guy give me an estimate on removal and restoration. Compare that to how much tenant’s paying above market. Tell tenant that when removal/restoration “fund” is at 110% of cost to remove/restore, you’ll talk re change in rent. Yes, if tenant removes and restores, he’ll get a refund.
  If wall violates build/fire/safety codes, it comes down immediately. If wall would cause problems with rental apartment inspection/registration programs or requirements, it comes down immediately.
  
  I believe adding a window AC unit is an alteration because it can expose the home to harm- water intrusion, or damage the existing window frame/function- depending on how it's installed.
  
  In my jurisdiction adding window ACs to bedrooms is typically not to code and can get red tagged. The code has to do with ingress/egress. About 3 years ago we had a ceiling fan smoke. Tenant called fire department. Fire department noted a bunch of issues most that were tenant items. They informed compliance. Compliance did an inspection. I got multiple red tags including for obstructing the ingress/egress in multiple bedrooms due to window AC units that the tenant installed without permission. Items red tagged in this jurisdiction require a permit to address even if a permit otherwise would not be required.
  
  Adding a window ac I definitely a modification and was against our lease terms.
  
  When we do inspections, we typically give the tenant a small amount of timeto fix ant tenant caused damage and if not fixed my crew fixes it and we charge the tenant. In the case of the added wall, I would have collected the cost of removing the wall at the time of inspection. This way its cost is covered regardless of anything else that occurs.
  
  Good luck
  Thank you- I don’t really know enough about window AC units- but I did read it can lead to damage if not done right. I love the idea of charging the cost to fix it and collecting it now. That sounds like a great idea- I think I could renew the lease with him if he agreed to do this. The only thing is- since he is a general contractor- he plans to do it himself- but that would give him a financial penalty that would make him think twice about doing his own alterations again. If I did this now- I would need to get a quote for removal and then he would need to agree to the charge and pay it- if he wants to renew rhe lease. Do you think that is what I should just do now? Thank you
  0 Reply
Jim Johnson
Real Estate Agent · Memphis · Member since 2026 · 614 posts · 356 votes
6mo
This is one of those situations where the tenant isn’t the problem — the lack of enforcement and clarity around boundaries is.

You’ve got a tenant who pays on time and is trying to solve real problems, but he’s also shown a pattern of making unilateral decisions on the property. If that continues unchecked, it usually escalates.

At this point, I’d separate the issues:

1. The behavior (bigger issue)
This needs to be addressed directly at renewal. Not in a confrontational way, but clearly:

• No alterations or installations without written approval
• Defined consequences if it happens again
• Framed as protecting both the property and him from liability

Right now, he’s operating as if approval is optional.

2. The AC units (manageable, but needs control)
You’re on the right track having them inspected. Window units themselves aren’t uncommon, but the risks are:

• Improper installation → water intrusion / damage
• Electrical load issues depending on setup
• Long-term wear around windows/seals

If they’re allowed, I’d formalize it:
• Require professional installation or inspection
• Define who’s responsible for any damage
• Put it in writing as a one-time exception (not open-ended permission)

3. The renewal decision (tradeoff)
You’re balancing:
• Reliable payer in a soft market
vs
• Ongoing control and property risk

Given he’s above market and asking for a reduction, this is your leverage point. Any rent adjustment should be tied to stricter lease terms and clear compliance going forward.

Something along the lines of:
“We’re open to adjusting rent to reflect the market, but we need to tighten how the property is handled going forward.”

The goal here isn’t to “win” the situation — it’s to reset expectations and put structure in place so you’re not having the same conversation again in 6 months.
0 Reply
Josh C.Pro Member
Property Manager · Indianapolis, IN · Member since 2010 · 1k+ posts · 1k+ votes
6mo
Window units are super normal. You are over reacting. You don’t need an hvac person to look at it. Any person can see if it’s tilted out and draining ok. That’s all you have to worry about. You already addressed the wall years ago it sounds like so that’s water under the bridge (although that’s a big deal you already dealt with and can’t still be mad about it now). I’d recommend you chill out and enjoy a 5 year tenant. I have a tenant who’s been in my place 27 years. He parks his motorcycle in the sunroom during the winter. It’s ruined the flooring there. He doesn’t hear a peep out of me as he pays on time he mostly handles his own maintenance. Had I kicked him out for that I would have painted the place 15 times and replaced that floor at least 3 times over the same time.
I’d offer your tenant market rent for 2 years in a heart beat. Don’t be penny wise and pound foolish. Unless you physically do your own turnovers that’s where most of your expenses come from outside roofs and HVAC.
0 Reply
- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @Josh C.:
  
  Window units are super normal. You are over reacting. You don’t need an hvac person to look at it. Any person can see if it’s tilted out and draining ok. That’s all you have to worry about. You already addressed the wall years ago it sounds like so that’s water under the bridge (although that’s a big deal you already dealt with and can’t still be mad about it now). I’d recommend you chill out and enjoy a 5 year tenant. I have a tenant who’s been in my place 27 years. He parks his motorcycle in the sunroom during the winter. It’s ruined the flooring there. He doesn’t hear a peep out of me as he pays on time he mostly handles his own maintenance. Had I kicked him out for that I would have painted the place 15 times and replaced that floor at least 3 times over the same time.
  I’d offer your tenant market rent for 2 years in a heart beat. Don’t be penny wise and pound foolish. Unless you physically do your own turnovers that’s where most of your expenses come from outside roofs and HVAC.
  
  I found out about adding a room last year this time- it was not years ago. I think we’re coming from different places when addressing the situation. I have stress coming out the Wazzu from every part of my life and like the last thing I need is one more thing to manage. I don’t have a problem with turning over a rental. I’ve already done it in the last six months twice.. I would turn over a rental to find someone who is going to respect the lease. And I have found plenty of people who do.
  0 Reply
Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
6mo
If he’s not allowed to do window units and his kids rooms aren’t getting enough AC then you as the landlord are probably required to supply that ac. So either you are going to go out and buy him window ac units or your’e going to add vents and a better central ac unit. If you’re worried about them you should have him remove his and buy and install your own, unless you plan to upgrade the central air. The next tenant is going to have the same complaint anyway. So might as well spend the money now and feel better that he didn’t provide them for free.
The wall is a real issue, kinda, depending on quality of work and ease or removing if it doesn’t add value to the property. The ac units fall under the “I wish life was so easy I considered this a real problem.”
If it bothers you kick him, lose a coupe, thousand to vacancy, a couple thousand to make ready, and collect a couple thousand a year less in rent. A year from now if that new tenant pays rent on time and ain’t any pickier about repairs you’ll be $5,000 poorer, but happier.
1 Reply
- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @Bill B.:
  
  If he’s not allowed to do window units and his kids rooms aren’t getting enough AC then you as the landlord are probably required to supply that ac. So either you are going to go out and buy him window ac units or your’e going to add vents and a better central ac unit. If you’re worried about them you should have him remove his and buy and install your own, unless you plan to upgrade the central air. The next tenant is going to have the same complaint anyway. So might as well spend the money now and feel better that he didn’t provide them for free.
  The wall is a real issue, kinda, depending on quality of work and ease or removing if it doesn’t add value to the property. The ac units fall under the “I wish life was so easy I considered this a real problem.”
  If it bothers you kick him, lose a coupe, thousand to vacancy, a couple thousand to make ready, and collect a couple thousand a year less in rent. A year from now if that new tenant pays rent on time and ain’t any pickier about repairs you’ll be $5,000 poorer, but happier.
  It’s not that he’s not allowed to have a window unit. It’s that he needs to communicate there is an issue and ask. Not turn a space into his room and not add things to the home without asking- because he is not the owner and the lease requires him to ask
  0 Reply
Sasha Leans
OP
Member since 2025 · 81 posts · 19 votes
6mo
this home is located in Florida- I own multiple rentals and they all have central air. One tenant did have issues with not getting enough air to one room and I provided them with a portable AC.

the expectations were clearly defined with this tenant after the first violation happened. I added the addendum below into the lease and I reviewed with him and he said that he agreed- that no further modifications would happen without permission. He didn’t even tell me there was an issue with Ac not getting into the room. He just did what he wanted. after he added a room to the home, he did not apologize or even seemed to act like it was a big deal. I emphasize more than one time at that point in writing and verbally that he should not be making any alterations to the home without permission. I texted him yesterday and said that I was reconsidering renewing the lease because he added the AC units without asking about it or mentioning the issue at all. in response he said he didn’t think it was a modification and he didn’t think he did anything wrong. Which is literally the issue- because this guy thinks he can decide what’s right or wrong or he can do whatever he wants. That’s the problem. I highly doubt that he’s gonna follow any thing he writes in a lease.
This is what was in the last lease related to his modification.
ADDITIONAL STIPULATIONS:

TENANT acknowledges and agrees that the alternations and installation of walls and doorways in the front of the property

for use as a 5th bedroom (the ''Alterations'') were not authorized in advance by LANDLORD in violation of the terms of this

lease. TENANT agrees that all of the Alterations shall be fully removed and the property restored to its original pre-

installation condition prior to vacating at TENANT'S sole expense. Any costs incurred by LANDLORD relating to the

removal of the Alternations or restoring the property to its original pre-installation condition may be deducted from

TENANT'S security deposit and otherwise collected from TENANT as provided under the terms of this lease and Florida

law.

0 Reply
Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
6mo
@Sasha Leans Just make sure ACs are draining properly and if on a second floor anchored well in the window. About half the people responding think window ACs aren't a modification so that gives you a read on why he might not think its an alteration/modification. Yes, he didn't call you but AC might not be inadequate, some people like cold rooms and add window AC even when AC is adequate. If you don't feel you want this tenant and think you can get a better one by forcing a turnover just do it. Personally, depending on the room modification which you apparently found ok since it is a year ago I would not force a turnover. (with a wall and door you may not even have a permanant wall, we added a temporary wall in our own home and there were no mudded corners and studding was not permanent, regular sheetrock, but not permanent). To put it in perspective sounds like two issues in 5 years. Now if he is saying he needs less rent that may mean money trouble is on the way, that is a different story and your bigger decision.
0 Reply
Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
6mo
So he should have contacted you and said “Hey. It’s too hot in here, buy me some window ac units and install them ASAP. It’s a habitability issue you need to fix.” And you would have been happy to buy and install a couple window units? Or would you have told him to pound sand? You can get there today. Tell him to remove his window ac units and you’ll install new approved ones today. Win win.
You understand window units aren’t permanent right? You open a window and prop it open with a magic box that makes your house habitable. Does he have to get permission to “install” a coffeemaker on the countertop? How about a fan in the window? I think you’re either letting emotions get the better of you, or really just mad about the wall.
If it’s really bothering you. Take the $5,000+ hit and issue them a 7 day cure or quit notice. They can remove the ac units and the wall or face eviction. It seriously sounds like, it’s costing you sleep. It’s certainly wasting hours of your day.
You can’t let them violate a rule with no consequences and then expect them to follow future rules. I think if you let them keep the ac units you’ll be on shaky legal grounds in the future if you try to evict for rules violations. That would be two violations with no consequences. Let it go or start the cure/eviction process.
Good luck either way.
1 Reply
- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @Bill B.:
  
  So he should have contacted you and said “Hey. It’s too hot in here, buy me some window ac units and install them ASAP. It’s a habitability issue you need to fix.” And you would have been happy to buy and install a couple window units? Or would you have told him to pound sand? You can get there today. Tell him to remove his window ac units and you’ll install new approved ones today. Win win.
  You understand window units aren’t permanent right? You open a window and prop it open with a magic box that makes your house habitable. Does he have to get permission to “install” a coffeemaker on the countertop? How about a fan in the window? I think you’re either letting emotions get the better of you, or really just mad about the wall.
  If it’s really bothering you. Take the $5,000+ hit and issue them a 7 day cure or quit notice. They can remove the ac units and the wall or face eviction. It seriously sounds like, it’s costing you sleep. It’s certainly wasting hours of your day.
  You can’t let them violate a rule with no consequences and then expect them to follow future rules. I think if you let them keep the ac units you’ll be on shaky legal grounds in the future if you try to evict for rules violations. That would be two violations with no consequences. Let it go or start the cure/eviction process.
  Good luck either way.
  I have already had tenants that had an issue related to it being hot when they had central air. I paid for an installed a portable AC. No issue. If a tenant had only installed a window unit and not created a room I probably would not have reacted the same way. But I am reacting this way because he created a room and then later installed window units- without any info that there was an issue. You don’t need to agree- obviously you can poll a million people and get a million points of view. I don’t know tons about window AC units- where I live they aren’t common because we have central air. But from what I have read if they are installed improperly you can have issues- like water getting into the home from an open window or from the unit damaging the window. It’s the attitude of the tenant, not the installation of a window unit.
  0 Reply
Josh C.Pro Member
Property Manager · Indianapolis, IN · Member since 2010 · 1k+ posts · 1k+ votes
6mo
@Sasha Leans
You aren’t wrong. Respecting the lease is important and some people choose that as what’s most important to them.
Personally, for my own properties anyway, I prioritize long term profits. Almost exclusively. As long as they don’t disturb the neighborhood or destroy the house long term tenants are gold. Literally you can buy gold with rent profits.
Average turnover is 1500-3k and 30-45 days of vacancy. Potentially every year or two. That’s a lot of money. Especially with property taxes and insurance and interest on the rise.
To worry about window air conditioners is, well, insane in my opinion. But my tolerance is likely different than yours doing this for over a decade and currently managing 1000 doors with the bulk of them SFRs and duplexes.
If the stress is killing you then kick him out, it’s your house. I just believe the math disagrees with you on that. Pride and ease of management agrees with you though, and those are real and worth something too.
I have lots of tenants 7 plus years. We treat them right and put up with their bs at times to keep heads in beds.
End of the day, do what makes you happy and able to sleep. We agree on that.
1 Reply
JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 17k+ votes
6mo
First off, he probably needs window units because he's added a wall and screwed up the recirculation of air in the central HVAC system. Returns have to be placed in such a way that all (virtually all) of the air in the house is being circulated in order to properly push conditioned air into the space.
Second, what is the role of a leasing company if you are managing the property yourself? One of the primary roles of the manager is the lease, and making sure the terms of the lease are being observed.
Finally, you say the market is very soft and this guy is a couple of hundred dollars above market rates. This is a problem that generally solves itself because people virtually always act in what they perceive to be their own self-interest. Saving several hundred dollars a month on rent on an identical place is going to make many renters move, so this may just be a moot point - IE you don't lower the rent and he just moves to another house. Which I predict is the most likely scenario if you don't lower the rent, which then means you have someone paying market or slightly below that's willing to do construction on your house without your permission.
My preference: good tenants at market or slightly below market rates. I don't consider someone who builds walls in my house without my permission a good tenant. I would give him his walking papers unless he was willing to continue paying above market rates. Of course you realize that you brought this issue upon yourself by not only not having regular inspections but also renewing his lease after you realized he had built walls in your house.
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- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Yes I should have handled it differently when he first did it.
  I am the manager, I have a legal company that handles the leases and they give me legal advice- included in lease prep.
  I have had property management companies in the past and having a management company has its own issues lol.
  The good news is I can afford to learn and afford to turn it over and find a new tenant.
  I came into property management when my spouse died. It’s been a learning experience and I will not make this mistake again. Thanks
  1 Reply
- JD MartinBusiness Member
  Moderator
  Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 17k+ votes
  6mo
  Quote from @Sasha Leans:
  
  Yes I should have handled it differently when he first did it.
  I am the manager, I have a legal company that handles the leases and they give me legal advice- included in lease prep.
  I have had property management companies in the past and having a management company has its own issues lol.
  The good news is I can afford to learn and afford to turn it over and find a new tenant.
  I came into property management when my spouse died. It’s been a learning experience and I will not make this mistake again. Thanks
  And that's what we (hopefully) all do, have screw ups and learn from them. None of us were born owning rentals or managing them! A lot of my best practices today came from "Boy, I'll never do that again" situations.
  Podcast Guest on Show #243
  Skyline Properties
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- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @JD Martin:
  
  Quote from @Sasha Leans:
  
  Yes I should have handled it differently when he first did it.
  I am the manager, I have a legal company that handles the leases and they give me legal advice- included in lease prep.
  I have had property management companies in the past and having a management company has its own issues lol.
  The good news is I can afford to learn and afford to turn it over and find a new tenant.
  I came into property management when my spouse died. It’s been a learning experience and I will not make this mistake again. Thanks
  And that's what we (hopefully) all do, have screw ups and learn from them. None of us were born owning rentals or managing them! A lot of my best practices today came from "Boy, I'll never do that again" situations.
  
  Thank you.
  0 Reply
Marcus Auerbach
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
6mo
You already lost that one Sasha. Once a tenant takes liberties, there is no dialing it back.
So can either accept that or serve a non-renewal. And expect to get the house back as is, he is not going to remove a wall - let alone restore floor/walls/ceiling it is attached to.
What you put in your lease is largely irrelevant, if you don't train your tenant from day 1 to behave correctly no amount of stipulations will change that. Most tenants never even read it.
1 Reply
Janice Carter
Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 608 votes
6mo
@Sasha Leans Given the pattern of unauthorized changes, I would not renew the lease. Even with on time payments, that behavior creates long term risk. In the meantime, document everything and have your HVAC tech inspect those window units as poor installation can lead to water intrusion, damage and even electrical issues.
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- Sasha Leans
  OP
  Member since 2025 · 81 posts · 19 votes
  6mo
  Quote from @Janice Carter:
  
  @Sasha Leans Given the pattern of unauthorized changes, I would not renew the lease. Even with on time payments, that behavior creates long term risk. In the meantime, document everything and have your HVAC tech inspect those window units as poor installation can lead to water intrusion, damage and even electrical issues.
  
  When I did the walk through last week, he had all of his kids home- at 2 pm on a school day- they were in their rooms- he said they were sick. He also had his adult child there- and it was very distracting. I didn't get to do a thorough inspection. My plan is to give 24 hour notice and return with my handyman and general contractors. The handyman can help me in case he tries to get in the way- I will inspect all the rooms and the window ACS and I will have the general contractors let me know if the room can be turned into a 5th bedroom/ costs associated vs cost to return it back to what it was. And no I don't intend on renewing the lease- but I want to have a fuller picture at this point. THanks
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