Special offer
John DL Arendsen, Crest Backyard Homes "ADU" dealer & RE Developer (CREST "BACKYARD' HOMES, ON THE LEVEL General & Manufactured Home Contractor, TAG Real Estate Sales & Investments)

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Rainmaker
613,494
Eve Alexander
Buyers Broker of Florida - Tampa, FL
Exclusively Representing ONLY Tampa Home Buyers

If I had a great 5 year tenant, I would not split hairs, and would try to keep her happy. Every moveout is costly.

The alternative is to evict, or raise the rent and possibly make her leave...then you can have a 2 month vacancy, rent to someone not as "great" who may leave at the end of 12 months and you can start over painting everything again.

Eve

Nov 14, 2016 01:42 AM
Rainmaker
1,466,257
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

John DL Arendsen What does the lease say? It looks like you have established a precedence for stepping up. It's going to be hard to draw the line with this tenant. Good tenants are hard to find.

Nov 14, 2016 01:54 AM
Rainmaker
2,796,575
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Pay the bill and file it under:

1. Write-off

2. Marketing as in good word of mouth

3. Love thy neighbor

4. Money well spent

5. Going the distance

6. Why not?

 

Nov 14, 2016 04:49 AM
Rainer
6,173
LORI D. SOTO
Realty Executives Associates - Knoxville, TN
Realty Executives Associates Knoxville, TN

I would pay the bill and keep the tenant but convey to her in a kind way that the appliances are only in the home as a courtesy and not part of the agreement.  

Nov 15, 2016 07:49 PM
Rainmaker
5,151,869
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Is the refrigerator your property or hers? Is it part of the equipment in the lease? If so, it's your lookout. Otherwise it's hers.

Nov 14, 2016 10:36 PM
Rainmaker
906,153
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

You've done a lot to keep your good renter happy. If you feel she's being a little unfair, just say so and maybe offer to pay for some of the repair, but not all if you feel it was not at all your obligation. 

Nov 14, 2016 08:59 PM
Rainmaker
1,617,991
Harry F. D'Elia III
WEDO Real Estate and Beyond, LLC - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

You will know when it is time to move on to a new tenant.

Nov 14, 2016 07:52 PM
Rainmaker
4,320,412
Praful Thakkar
LAER Realty Partners - Burlington, MA
Metro Boston Homes For Sale

John DL Arendsen - I'd say, relationship matters most.

An almost similar answer to many, just a different perspective.

Nov 14, 2016 03:18 PM
Rainmaker
2,224,473
Debbie Laity
Cedaredge Land Company - Cedaredge, CO
Your Real Estate Resource for Delta County, CO

Well you have a long term tenant that appears to want to stay. How is she taking care of the inside of the house? That would tell me a lot about my decision. 

If she's taking great care of the inside...then do it. Long term good tenants are hard to find. Suck it up and do it. 

Plus...you spoiled her from the start. 

Nov 14, 2016 01:22 PM
Rainmaker
2,397,736
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

I am looking for a new tenant for a rental I own - rentals are not seeing a high demand right now in my area - I would not get rid of a long term tenant! 

Nov 14, 2016 11:31 AM
Ambassador
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Patricia Kennedy
RLAH@properties - Washington, DC
Home in the Capital

I guess I'd have to ask, what does the rental agreement say?

Nov 14, 2016 11:22 AM
Rainmaker
5,088,955
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good tenants are so hard to find..wouldn't it be worth it to keep her happy?

Nov 14, 2016 11:18 AM
Rainmaker
1,246,945
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

That is another reason we do not provide frig, washer and drier. Perhaps you can steer them to a refurbished appliance store. Many are almost new for like $350.

Nov 14, 2016 11:08 AM
Rainmaker
3,988,013
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

There does come a time when the tenant needs to stop nickel and diming. If you allow it to continue it will likely only get bigger and bigger.

Nov 14, 2016 10:43 AM
Ambassador
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Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate Services

What does your rental / lease agreement provide for?  You get to decide how to handle it. 

Nov 14, 2016 08:31 AM
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Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

I spell out in the lease that they are only borrowing the appliances and that they are responsible for keeping them in good repair.

Generally I will replace them if they wear out, but if a tenant starts making demands then I remind them that they are responsible for all repair bills.

Nov 14, 2016 08:28 AM
Rainmaker
5,300,728
Wayne Martin
Wayne M Martin - Oswego, IL
Real Estate Broker - Retired

Depends on the rental market and her rent in comparison to the market rental rates? In my lease all repairs, except negligence, are covered by the landord. It is why I pay rent!  

Nov 14, 2016 08:16 AM
Rainmaker
7,934,953
Roy Kelley
Retired - Gaithersburg, MD

Long term tenants deserve special attention.

Nov 14, 2016 07:54 AM
Rainmaker
3,416,113
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

It will depend on what you put or did not put in your lease. Most often on upscale rentals, i include stove and dish washer which i maintain, if it is deemed something the tenant did to break it, they pay. I charge extra if they want lawn care included

Nov 14, 2016 07:31 AM
Rainmaker
1,734,027
Sandy Padula & Norm Padula, JD, GRI
HomeSmart Realty West & Florida Realty Investments - , CA
Presence, Persistence & Perseverance

This responsibility needed to be in writing within the four corners of the lease. If not in the lease but you left the appliances, you will need to prevail with the position that the appliances were left at will.

this will be tough for you to prove since you, not the tenant, have replaced appliances during this tenant 's stay.

I suggest an attorney review your next step.

Good Luck!

Nov 14, 2016 06:54 AM
Ambassador
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Anna "Banana" Kruchten
HomeSmart Real Estate - Phoenix, AZ
602-380-4886

Glad you liked my answer about the home warranty.  It's really a win-win. And it will assist you in getting your tenant to 'be part' of the fix by paying the small service fee. Good Luck.

Nov 14, 2016 06:06 AM
Rainmaker
5,773,781
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

John,

I really don't know how to advise you.  In commercial real estate when the time between long term tenants leasing vacant space can vary from instant to a year depending on the marketplace, we would often calculate the amount of money lost in rent, advertising the vacancy, plus the amount of commision on a new five year term plus the concession needed to get them there, the legal machinations in negotiating a new lease....and whatever new improvements were needed to adapt the space to their needs, and often some rent free time.  That gave us an objective answer.  I hope that helps you translate it on your terms.  A

I do know that you don't have commission to pay, etc.  In the long run you are improving your property, so that improvement may be deductible...there are so many pros and cons.

Nov 14, 2016 05:46 AM
Rainmaker
1,231,853
Mary Yonkers
Alan Kells School of Real Estate/Howard Hanna Real Estate - Erie, PA
Erie/PA Real Estate Instructor

Good luck with your decision John DL Arendsen 

Not being a landlord I will forgo giving an answer. 

Nov 14, 2016 05:34 AM
Rainmaker
1,853,881
Lyn Sims
Schaumburg, IL
Real Estate Broker Retired

In my area you are responsible. But ... if she calls for repairs - she fits the bill. Not to mention all the wear, tear & abuse has been from her over the 5 years. After that amount of time all the appliances are worth zero to anybody.

 

 

Nov 14, 2016 03:43 AM
Rainmaker
290,969
Allie Angeloni
Long Realty - Oro Valley, AZ

I don't know how easy or common it is to have a 'great' 5-year renter, though to me, that would have value John DL Arendsen.  You have done numerous repairs for appliances and I would do the same for the refrigerator.  Knowing the appliances are not hers and that you left them for her use, they are still yours.  Now would hard feelings arise, as you have done so much in the past, and she has been great in your opinion?  Would not paying for this repair, as it's your appliance, start that downward spiral of you eventually looking for another renter?  True, you have supplied the gardner / landscaper service, and she obviously 'enjoys' it, but it is to 'your benefit' to maintain your property.  That is very nice, though should not be considered as far as appliance repairs go, because that gardner was your choice and not something she asked you for.   

Nov 14, 2016 03:10 AM
Rainmaker
1,068,683
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

Tell her you're willing to split the cost. 50-50. Start gently easing her into self-reliance. Now on the other hand . . . a 5 year good tenant deserves some coddling -- especially in the land of the 'California Squat' . . .

Nov 14, 2016 02:43 AM
Rainmaker
4,273,207
Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

For me, when they buy a house through me 

Nov 14, 2016 02:29 AM
Rainmaker
1,157,791
FN LN
Toronto, ON

You should refer to your lease, the law, relevant court cases and other things  applicable to your situation in order to determine what you can and cannot do.

Warranties on many appliances are very short periods of time these days.

Nov 14, 2016 01:44 AM
Rainmaker
3,986,308
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

You will be hard pressed to find a judge who would agree that she whould take the responsibility on this.  IMHO

Nov 14, 2016 01:43 AM
Rainmaker
1,513,693
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

Hi John, I have in my lease agreements that certain appliances are provided without warranty (washer, dryer, fridge).  I also put in that tenants may be required to pay for the service calls and repairs (in general) depending on the cause.

 

Personally, unless the rent is far below market value, I wouldn't consider changing tenants, you could end up with one that is much worse.  Plus, certain things you expect to be taken care of by the landlord, just like when selling a house.  You expect the washer and built-in micro to work.  If the fridge broke because of how they're using it, then bill them.  If it's a 20 y/o fridge and the  part wore out... pay it and use it as a writeoff.

Nov 14, 2016 01:41 AM
Rainer
225,526
Bob Betel
Allstar Home Mortgage, Inc. - Sweetwater, TN
President, Allstar Home Mortgage, Inc

Since the appliances are yours, it's your responsiblity. It is hard to find good renters, so hold on to this one. Raise the rent, if you have to, but that is the cost of doing business.

Nov 14, 2016 01:18 AM
Rainmaker
4,800,132
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

It's your call as to whether you will fix this or not.  If you don't will the tenant become less cooperative and more difficult?  Or will she understand?

Nov 14, 2016 01:17 AM
Rainmaker
1,513,143
Raymond E. Camp
Ontario, NY

When the lease comes due make the changes or raise the rent to cover items like these.

Nov 14, 2016 01:16 AM
Rainmaker
4,953,852
Richard Weeks
Dallas, TX
REALTOR®, Broker

Sounds like you have a bird in the hand.

Nov 14, 2016 01:14 AM
Rainmaker
5,583,503
Barbara Todaro
RE/MAX Executive Realty - Happily Retired - Franklin, MA
Previously Affiliated with The Todaro Team

step up and repair what needs to be repaired, if it belongs to you.... if she's paying fair market rent, why would you give conscientious tenant a "notice to quit?"  if she's not paying fair market rent, raise the rent.... but the bottom line, as I see it, is to reimburse her for repairs....she was keeping your appliances in working order...

Nov 14, 2016 01:11 AM
Rainmaker
4,434,177
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Good luck.

Nov 15, 2016 09:50 PM
Rainmaker
995,052
Jennifer Mackay
Counts Real Estate Group, Inc. - Panama City, FL
Your Bay County Florida Realtor 850.774.6582

I wouldn't worry about it myself - I've had a tenant for 8 years who left about a year ago for a less expensive apartment - she recently called and begged me to open a unit for her.

 

Nov 14, 2016 09:52 PM
Rainmaker
3,072,135
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Coldwell Banker Realty

Mike & Eve Alexander nailed this one!

Nov 14, 2016 09:07 PM
Ambassador
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Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

 Mike & Eve Alexander are on it!

Nov 14, 2016 09:22 AM
Rainer
216,904
Sharon Altier
Coldwell Banker Realty - Elmhurst, IL
Luxury Property Specialist, CSC, SFR

I think you have the answer in raising the rent, to recoup some of the costs.  However, I would suggest that once the appliance dies, you don't replace (if you don't want continued maintnance and you are confident future rentals won't need the appliances). 

If the unit was without appliances and you you are allow her to use yours, you should not have a problem with asking her to pay for the maintenance of them.  However, that should have started previously.  Since you have maintained before, not sure how she'll handle it.

In the future, I would highly recommned you have an agreement, in writing, so you don't have any disputes.  Good luck!

 

Nov 14, 2016 04:13 AM
Rainmaker
921,504
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

You may be over reacting to a wall intentioned tenant.

However, this may be your opportunity to discuss your coming property upgrades AND the rent increase that is planned. (As you know you should have been doing 3% annually anyway)

Make certain the new rental agreement is explicit regarding who is responsible for what. You may want to refer to some of those old "Rent with option to buy' contracts for verbiage needed.

When is it time? When the numbers and economics say.

Nov 14, 2016 03:28 AM
Ambassador
736,752
John DL Arendsen
CREST "BACKYARD' HOMES, ON THE LEVEL General & Manufactured Home Contractor, TAG Real Estate Sales & Investments - Leucadia, CA
Crest Backyard Homes "ADU" dealer & RE Developer

No lease. Only month to month Corinne Guest, Managing Broker. I actually rented the home to her unfurnished. But she told me she couldn't afford any appliances and asked me if I would consider letting her use them.

Out of kindness and understanding of her being a fledgling young single lady I acquiesced and allowed her to use my appliances. Since then I have replaced the refer, stove, garbage disposal and water heater (which I'm obligated to do as they are plumbing fixtures). 

However, subsequently she's become married and now there is double the payload of use on my appliances and much more income being made to support those costs.

But as you and many other contributors have stated perhaps another rent increase is in order. BTW, I've only raised her rent twice in five years and there is no rent control in this city.

Nov 14, 2016 01:58 AM
Rainmaker
4,610,274
Michael Jacobs
Pasadena, CA
Pasadena And Southern California 818.516.4393

John -- your definition of a "great" tenant is much different than mine.   I'd be verifying our lease and local landlord/tenant laws before providing proper notice if necessary.   Good luck.  

Nov 14, 2016 01:13 AM