All Forum Posts by: Sara Valentine

I am in Colorado. My contract, which was prepared by a real estate attorney in my county, says 'tenant" will surrender the property in the same condition as when received". Contract also mentions that lawn maintenance is the responsibility of the tenant. So he IS responsible for replacing the lawn -  but who decides how it will be done?

I have a renter moving out of a nice house with a very small back yard. His dog has completely destroyed the small lawn, which was professionally landscaped. Renter wants to replace the lawn himself. The lawn that was destroyed was professional landscaped.  I want the lawn back in the shape it was when the tenant moved in 2 years ago - so I would prefer to take the money out of his deposit, in order to have it professionally done.  I have concerns that renter will not do whatever is necessary to remove and replace the soil which was saturated with dog urine. Plus it takes 6 weeks for new sod to establish (for roots from sod to grow into the ground). So we wouldn't know for six weeks if the re-sodding will be successful.  Meanwhile he's going to be wanting his deposit back. Am I in my rights to say it must be done professionally?  THANKS SO MUCH IN ADVANCE FOR ANY ADVICE!

Renters insurance price will vary depending on the value of the renters' personal possessions (furniture, clothing, artwork, jewlry, etc... whatever the renter chooses to have the policy cover) in the rental  the liability amount will be added to that base.  Ask your personal insurance agent (the agent you use for your property insurance and for your personal home, car, etc...) what they recommend for liability coverage in your rentals.  In adddition to requireing my tenants to have a renters' policy, I have umbrella insurance that provides additional liability protection (above and beyond what your homeowners provides for your rental). It is like an umbrellas of protectionover all your assets. Ask your insurance agent about that.  Both the liability portion of the renters insurance (which your renter will pay) and the umbrella policy are generally quite reasonable, but I am sure that varies also with where you live and own property.

THANK YOU SO MUCH, Kevin, Theresa and Nathan. Your answers are VERY helpful. Thank you for taking the time!

I have a 5 year Lowe's warranties on my appliances in a nice 3 bed/21/2 bath duplex unit in a very nice neighborhood. Last Wednesday  evening my tenant said the dryer was overheating. I told him it was under warranty and I would have my warranty service come out and do a full checkup. I called warranty service the next morning as soon as they opened  and made an appointment for Monday.  Tenant was impatient, and wanted to calll someone who could come right away  - I specifically asked (in writing) my tenant NOT to call another service because my warranty would be invalidated if he did, tand he agreed (in writeing - this was a text thread). The repair service person did not show up Monday - so I told the tenant I was rescheduling for Tuesday. He completely ignored my request and had a freelancer service person come out. Probably uninsured, exposing me to liability. Are there any consequences for him ignoring my written request and invalidating the 5 year warranty I had paid for that still had 2 years remaining? Also received a lot of verbal abuse about the +++++ing appliances, my ++++y repair service options, and the incompetence of my homebuilder who tenant says had installed the dryer incorrectly (installed by Lowes, because they won't warranty if anyone other than a professional  they contract with does the installation. Tenant also berated me for my 'inability to get the job done'... I have owned rental properties for years, but am new to managing them myself.  So I want this to be a learning experience.  THANKS SO MUCH in advance for any advice going forward with this.