First Time Landlord - Distant
Member since 2018 · 7 posts · 2 votes
First Time Landlord - Distant
Most Popular Reply
Member since 2017 · 107 posts · 57 votes
1dJason, sorry about your parents. Lee and John covered the running of it well. Because this is an inherited house there are three things to sort out before the first lease that nobody has mentioned yet.
Get a value as of the date they passed. Inherited property usually gets a stepped-up basis, meaning your starting cost for taxes is what the house was worth that day, not what your parents paid. Your depreciation as a rental (the building part, over 27.5 years) runs off that number, and it matters again if you ever sell. An appraiser can do a retroactive date-of-death appraisal. It's much easier to get now than five years from now.
Make sure you can actually sign the lease. If the estate isn't settled and the deed isn't in your name yet, check with whoever is handling probate that you (or the executor) have the authority to lease it, and in whose name.
Change the insurance. Whatever policy was on the house when your parents lived there won't cover a tenant-occupied rental. You want a landlord policy (often called a dwelling or DP-3 policy). Also read the vacancy clause on the current one, a lot of them cut back coverage once a house has sat empty around 60 days, which yours may already have.
Then open a separate bank account just for the house so the rent and every repair run through it. Makes taxes simple and keeps it clean if you ever need to show anything to the other heirs.
19 Replies
- Technology · Vancouver, BC · Member since 2026 · 240 posts · 63 votes1d
Hi @Jason Leonardi,
I'm so sorry about your parents. Turning their house into a rental is a big step, and after what happened with the local agents, it makes complete sense that you want to take it on yourself and get it right.
The good news is you already have the hardest piece in place: someone you trust close to the property. I'd start by writing down every job that needs a person on site, and agreeing up front which ones your family will handle and which ones you'll handle from a distance. Letting in a contractor, the move in walkthrough, a quick look after a big storm, and checking a repair once it's done are the usual ones.
From there, I'd get the house rent ready with a walkthrough and photos of every room, and a short house file with the age of the roof, furnace and water heater, plus where the water shutoff and breaker panel are.
Next, line up a plumber, an electrician and a handyman before you need them, so your family isn't scrambling on a Saturday night.
Then decide how tenants will reach you, ideally one number or one email, with a simple note on what counts as an emergency and what can wait until morning. And before you advertise, it's worth learning Cleveland's rules for screening and leases, since they vary by city and state.
It might feel like a lot at first, but once it's all written down, your family isn't guessing and you aren't on the phone every time something comes up.
Wishing you all the best with it,
Lee - 1dJohn RacinePro MemberRental Property Investor · Casselberry, FL · Member since 2008 · 224 posts · 114 votes
Jason, I'm sorry about your parents. That's a lot to take on at once.
Some background so you know where I'm coming from: I self-managed five long-term rentals in Orlando for years. When I moved to California, I turned my Orlando home into a rental and hired a property manager because I didn't want to be a long-distance landlord. So I've done it locally and from a distance with help. Lee covered the setup well. Here's what I'd add from lessons I learned the hard way:
1. Price it right and make it show well. Look at what similar homes nearby are actually renting for, not just what they're listed at, and price in line with that. Overpricing by a little can cost you a month of vacancy, and that's more than you'd ever make back from the higher rent. Then make sure it shows well. That doesn't have to mean a full staging job. Even minimal staging, like a table and chairs in the dining area or a couple of pieces in the living room, helps people picture living there. Keep the yard mowed and the outside looking cared for, because that's the first thing a prospective tenant sees, and it tells them how the place is managed. A house that's priced right and looks cared for draws more applicants, and more applicants means you get to be pickier.
2. Screening is your biggest protection from far away. Your family can handle a leak. They can't fix a bad tenant. Verify income and rental history, and talk to past landlords. Early on I had tenants who could only pay weekly, and it was constant problems. Better screening fixed that.
3. Don't take a personal check for move-in money. I had back-to-back move-in checks bounce on one of my Orlando houses. I won civil judgments both times and never collected a dollar. Get the deposit and first month in certified funds, or as an electronic payment that has cleared, before anyone gets keys.
4. Plan the showings. That's the job that burns out a local helper fastest. At my first duplexes, a current tenant showed the vacant unit in exchange for a small monthly rent discount. For a single house, packing showings into one or two set times a week keeps them from eating your family's weekends.
5. Put your family's authority in writing: a dollar limit they can approve for repairs without calling you, and what counts as an emergency.
6. Almost every piece of this can be handled remotely, including the staging. Cleaners, a lawn service, a handyman, even someone to set up a few pieces of furniture can all be hired and coordinated from wherever you are. Where your family really helps is as your eyes on the house. If they're open to it, having them stop by now and then, especially while it's vacant and after a new tenant moves in, can catch small problems before they turn into big ones. Just make sure it's something they actually want to do, not something they feel obligated to take on.
7. Learn your state's landlord-tenant rules before you sign a lease: deposits, notice periods, how evictions work. They're different everywhere, and a mistake there costs more than most repairs.
One more thing: if you ever do hire a manager, managing it yourself first makes you a much better client. When I hired one for my Orlando house, knowing the work myself made it easy to spot when something was off.
Is the house ready to rent as it is, or does it need work first?
- 1dDenise SuppleeBusiness MemberRealtor · Willow Grove, PA · Member since 2017 · 1k+ posts · 666 votes
I'd start with getting the house ready to rent and figuring out your local numbers before worrying about finding a tenant. Get a good idea of what similar homes are actually renting for, then make a list of anything that needs to be repaired or updated. Since you're out of town, I'd also line up a reliable plumber, electrician, handyman and HVAC person before you need them. Having family nearby is a big help, but I wouldn't make them responsible for everything. You still want a system for handling repairs, emergencies, tenant issues and collecting rent. And make sure you understand your local landlord-tenant laws before you advertise the property. Once you have those pieces in place, the process becomes much easier to manage from a distance.
Spark Rental Co-Investing Club585 Reviews - Member since 2026 · 34 posts · 13 votes1d
Hi Jason, sorry for your loss — and starting with a clear, written plan will help a lot when you are managing from a distance.
Experienced landlords recommend beginning with three foundations before listing the home. First, a rent-ready walkthrough with dated photos of every room, plus a short file noting the roof, furnace, water heater, shutoffs and breaker panel. That record protects both sides at move-in and move-out.
Second, screening done the same way for every applicant: credit, income, rental history and references, with the criteria written down in advance. From a distance, consistent screening matters even more than a quick fill.
Third, put your family helper's role in writing: which jobs they will handle, a spending limit they can approve without calling you, and how they should document repairs with photos and receipts.
A system that works well is one rent-only bank account, one rent log showing due date, amount received and any balance, and one shared folder per property for the lease, photos and receipts. Add a local plumber, electrician and handyman before you need them, and check Ohio rules on deposits, notices and entry before signing a lease. That structure keeps distance from turning small issues into urgent ones.
- Member since 2017 · 107 posts · 57 votes1d
Jason, sorry about your parents. Lee and John covered the running of it well. Because this is an inherited house there are three things to sort out before the first lease that nobody has mentioned yet.
Get a value as of the date they passed. Inherited property usually gets a stepped-up basis, meaning your starting cost for taxes is what the house was worth that day, not what your parents paid. Your depreciation as a rental (the building part, over 27.5 years) runs off that number, and it matters again if you ever sell. An appraiser can do a retroactive date-of-death appraisal. It's much easier to get now than five years from now.
Make sure you can actually sign the lease. If the estate isn't settled and the deed isn't in your name yet, check with whoever is handling probate that you (or the executor) have the authority to lease it, and in whose name.
Change the insurance. Whatever policy was on the house when your parents lived there won't cover a tenant-occupied rental. You want a landlord policy (often called a dwelling or DP-3 policy). Also read the vacancy clause on the current one, a lot of them cut back coverage once a house has sat empty around 60 days, which yours may already have.
Then open a separate bank account just for the house so the rent and every repair run through it. Makes taxes simple and keeps it clean if you ever need to show anything to the other heirs.
- Member since 2018 · 7 posts · 2 votes1d
Thanks for the thoughtful reply. I should clarify when I said I own the house that I really meant I own it. I didn't inherit it. I bought the house 15 years ago and my parents lived in it. They didn't pay rent, but they covered a good amount of my ownership costs while they were alive. Now that they have passed, there is no inheritance and everything is already in my name. The insurance is currently set as second-home (primarily vacant), but I am sure I will need to update that to a tenanted policy.
Hi Jason-
I am sorry to hear your parents have passed. You now have their house but live far away and would like to rent it. You have talked to local agents about helping you rent it with unhelpful results. You wonder if you should rent it yourself with the help of family nearby.
Great question! While you can certainly rent the house yourself with the help of family nearby, I would encourage you to at least have a local real estate attorney review your lease and make sure it is compliant for the area and you are aware of the eviction process should you need to use it perhaps with the attorney's help.
The challenge with managing the property yourself is not everyone enjoys managing tenants and property issues (even with family nearby) and you may find yourself with slow paying tenants or constant maintenance requests or worse yet the property damaged requiring an expensive turn to put new tenants in or sell.
I always encourage investors to use an experienced property manager in the area to keep their investment as passive as possible, ensure the tenants are getting the attention they need to reduce turnover or property damage, and adding value to the property and increasing rents over time.
To Your Success!
- Property Manager · Denver, CO · Member since 2026 · 23 posts · 10 votes1d
@Jason Leonardi I'm so sorry to hear about your parents :/ it can be really overwhelming to learn something new while also grieving.
One Cleveland-specific thing I haven't seen mentioned yet. If the house is inside city limits there's some paperwork to do before you list it: 1.) make sure you register as a rental with the city (it's a yearly registration), 2.) name a "local agent in charge." Cleveland added this a couple years ago for owners who don't live in the area, and the family member who's helping you might be able to fill that role. They should know the agent can be held responsible for code problems before they say yes though. 3.) if the house was built before 1978, get the lead safe certification, which means passing a lead clearance test first
The lead piece can take a few weeks to schedule so I'd start it now while you're getting the house rent ready. I'm not a lawyer and the suburbs each have their own rules, so I'd call the city's Building and Housing department to confirm what applies to your address too.
Is the house in Cleveland proper or one of the suburbs?
- Member since 2018 · 7 posts · 2 votes1d
Thanks for the tips.
The house is in a suburb of Cleveland. It is actually outside of Cuyohoga county even (it is in Lorain county). I will need to check the rules.
- Property Manager · Denver, CO · Member since 2026 · 23 posts · 10 votes1d
Oh good to know! My bad, the stuff I mentioned is really just for the city of Cleveland, so you can mostly ignore it if you’re out in Lorain County.
The one that does still apply is the Ohio rule where you register as the owner with the county auditor (Lorain County for you) within 60 days of the transfer. With an inherited house I’d guess that’s from when the deed comes out of the estate. And if you’re out of state you have to name someone in Ohio as your agent, so maybe that’s where the family help comes in.
Some of the cities out there also have their own rental registration (Elyria and Lorain do, not sure about the others), so I’d just call the building department for whatever town it’s in. They’re usually pretty helpful about what you need. Oh and if the house was built before 1978 you still need to do the lead paint disclosure with the tenant. That one’s federal so it applies everywhere. Not a lawyer obviously, so definitely recommend double checking, but hopefully this is a helpful place to start. Good luck with it!
- Member since 2018 · 7 posts · 2 votes1d
Good info. Thanks! I'll look into the rental registration requirements. The house is much newer than 1978 so no worries on the lead paint disclosure.
There is no transfer of title though. I own the house. I bought it over 15 years ago and my parents just lived in it (it was never in their ownership).
- Realtor · Columbus, Franklin County · Member since 2026 · 170 posts · 67 votes1d
@jasonl306 Jason, I'm sorry about your parents. Lots of good advice above. A few Ohio-specific items to add. Sharing what applies in Ohio, not pitching.)
Switch the homeowner's policy to a landlord (dwelling) policy before anyone moves in.
Price rent from signed-lease comps, not asking rents.
Write your screening criteria down (income, rental history, background) and apply them the same way to every applicant. That keeps you consistent under fair housing rules.
Use an Ohio lease and follow Ohio's deposit rules (ORC 5321.16). The part of a deposit above $50 or one month's rent, whichever is greater, earns 5% interest a year once the tenant has stayed six months, and the itemized deduction notice and refund are due within 30 days after the lease ends and you get possession back.
Check whether the city has a rental registration program. Cleveland does, and Columbus starts one in 2027.
Give your family rep a written plan: which vendors to call, a dollar limit they can approve without you, and where the keys are. Is the house in Cleveland itself or a suburb?
- Member since 2018 · 7 posts · 2 votes1d
Great points! Thank you.
I guess I have a lot to learn quickly too.
One question - how do you get signed-lease comps and not just asking rents? I've spoken to several realtors and none of them have been useful.
Regarding Ohio leases, would a service like the online property management platform Avail be helpful for me? I understand that it automatically generates state-specific, legally binding leases based on the location of the property.
I also like what I read about the platform "RentRedi" because it includes an integration that connects directly to local, pre-vetted contractors. But I know little about the platform so far. Any advice on these and/or related tools would be appreciated!
I’m so sorry for your loss, @Jason Leonardi.
Handling a property transition while grieving is genuinely hard, and it makes sense you'd want control after the agent experience you've had. Since you're going remote, starting with a separate bank account for the house is the single most important step. It keeps the finances clean from day one and makes life much easier for your family rep and your CPA later. Your instinct to keep control is strong, taking it one step at a time is exactly the right approach. Wishing you and your family strength.
Stop. Where is the house located? Rental laws vary widely across this country. If you were going to start renting in Seattle I would say forget it. You owe it to yourself to understand the laws and decide if this is a risk you want to take. It's very different being a landlord today than it was say 40 years ago. Educate yourself first before you get stuck with someone you can't get rid of, or someone that trashes your nice house. In today's market, with an sfr, for example, you might actually make more money if you sell it (you'll pay no tax) and invest it in a money market fund making 4%. No property tax, no leaky pipes, or doors getting knocked off their hinges, etc. Sorry to kill your fun, but it's risky enough if the house was down the street. You're just starting? Far distance? Not good. Property managers will be happy to take your money. Think about it and learn the laws. Sorry about your mom and dad, and I hope this works out for you.
- Chicago, Cook County · Member since 2026 · 45 posts · 19 votes11h
Sorry about your parents.
A house a family lived in
for years often has wear
nobody noticed. Start with
condition before the lease:
- Have your family rep walk
it with a phone video.
Every room, under sinks,
the basement, the attic.
- Note the age of the roof,
furnace and water heater.
Those are the big bills.
- Test smoke and CO alarms.
Check your local rental
rules on what is required.
- Fix safety items first,
then paint and clean.
- Line up a plumber and a
handyman near the house
before a tenant calls.
Kyle
- Member since 2018 · 7 posts · 2 votes10h
I was there this summer and emptied the house. I then did some repairs that were needed and painted. The house is ready to rent. I had a manager all aet up to do it all for me, but the day before I left he called and said he to withdraw due to health reasons.
- Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes11h
Firstly, condolences on your parents passing away. Not every house is a good investment. You should have $0 tax to pay when you sell, as the basis is washed away when they passed. Potentially look at selling it and buying a 2 to 4 unit property in your local area if you want to be an investor. Houses for the most part have very low returns and high operating costs for the rent they bring in. 2 to 4 unit buildings tend to work much better as investments plus you can get something local.
- Member since 2018 · 7 posts · 2 votes10h
Thanks. But the basis doesn't reset to zero. I have owned the house for a long time. My parents just lived in it. And I don't want to sell it in case we decide we want to live in it ourselves when we return to the US.
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