| Whether you own one rental property or hundreds, | | | | guest may be banned from the property. |
| whether they're single-family homes or multiunit | | | | - Overnight visitors. To prevent having unauthorized |
| buildings, your rental agreement should include a clear | | | | residents permanently move in with your screened |
| list of the rules and regulations you expect your | | | | tenants, establish a policy that anyone staying |
| tenants to abide by, as well as what the | | | | overnight in the unit for more than a designated time |
| consequences will be if they don't. The rules need to | | | | (perhaps a maximum of one week) must be added |
| be reasonable, appropriate for the property--for | | | | to the lease, subject to your standard screening |
| example, you don't need rules for pools or | | | | process. |
| playgrounds if you don't have them--and specific | | | | - Common areas. Set rules for use of common areas, |
| enough to protect your interests. | | | | such as recreational facilities, laundry rooms, parking |
| Here are the general areas your rules and regulations | | | | lots, storage units, and service areas. Your rules |
| should cover and some suggested policies: | | | | should include hours of accessibility, permitted and |
| - Maintenance. Tenants are responsible for letting you | | | | prohibited activities, and clean-up requirements. |
| know on a timely basis when they have a | | | | Consider whether you will allow common areas to be |
| maintenance need. Encourage common sense: A | | | | used for private functions that would prevent other |
| drippy faucet can wait until normal business hours, | | | | residents from using the facility at that time. For |
| but a pipe bursting in the middle of the night requires | | | | example, will you allow a playground to be reserved |
| immediate action. Typically apartment dwellers do not | | | | exclusively for a child's party or will you require that |
| perform any of their own maintenance; however, it's | | | | during the party other residents still be allowed to |
| not uncommon for single-family home renters to | | | | use the playground? |
| handle small maintenance items themselves. Be | | | | - Locks and keys. Do not permit the installation of |
| specific about what you expect from your tenants in | | | | additional locks on residential units. Do not allow |
| this area, including what expenses you will reimburse. | | | | tenants to duplicate keys (use key blanks marked |
| - Lawn care. If you have a multi-unit building, the | | | | "do not duplicate"). Tenants should come to you for |
| landlord typically takes care of landscaping. But for | | | | additional keys. A fee to cover the cost of lost keys |
| single-family homes and some townhouse units, | | | | is reasonable. |
| tenants may be responsible for lawn care. Your | | | | - General conduct. Ban any threatening or criminal |
| tenants need to know what is required of them in | | | | activity, public intoxication, and any conduct that |
| this area. | | | | would put other tenants or the property at risk. Set |
| - Vehicles. For multi-unit buildings, you need parking | | | | reasonable restrictions on noise, such as noise above |
| policies. You may want to designate specific spaces | | | | a normal conversational level is forbidden after 9:00 |
| for each tenant and spaces for visitors. A good rule | | | | p.m. and before 8:00 a.m. |
| of thumb is one reserved space per bedroom. | | | | - Fire safety. Prohibit tampering with smoke |
| Stipulate what types of vehicles are allowed (typically | | | | detectors and do not allow tenants to use |
| cars, light trucks, and motorcycles) and what types | | | | non-electric space heaters or any device that |
| are not allowed (such as motor homes, heavy-duty | | | | requires an open flame other than a gas stove you |
| trucks, other commercial vehicles, or any unregistered | | | | have installed or candles in safe holders. Tenants |
| vehicle such as scooters or ATVs). | | | | should not use cooking stoves as room heaters. |
| Restrict what sort of maintenance can be performed | | | | - Trash collection. Be clear on when and how |
| on vehicles while they are parked on your premises. | | | | household refuse is to be disposed and whether or |
| For example, you may allow interior cleaning; adding | | | | not you offer recycling collection. If you have a |
| of fluids such as oil, antifreeze, and windshield washer | | | | dumpster, the company that provides it will set |
| fluid; tire changing; and replacement of small parts | | | | policies for its use. If tenants are responsible for |
| such as light bulbs and fuses. You may restrict | | | | getting their trash to the curb, be clear on when and |
| exterior washing to a designated area or not allow it | | | | how this must be done. Some cities require the use |
| at all. Prohibit maintenance that could result in | | | | of specific containers, such as particular types of |
| environmental or propertydamage, such as oil | | | | cans or bags. |
| changes. | | | | In addition to setting rules, you should also establish |
| For single-family properties, you may want to limit | | | | penalties for violating those rules, such as fees, fines, |
| the number of cars that can be regularly parked | | | | and possibly eviction. Be reasonable--an after-hours |
| overnight and require parking only on concrete | | | | use of the laundry room by an otherwise exemplary |
| surfaces, not on the lawn. If the property is in a city | | | | tenant would merit a simple reminder of the policy, |
| or municipality, your rules should indicate that the | | | | but criminal activity could result in immediate eviction. |
| tenant must comply with any local laws regarding | | | | After you develop an appropriate set of rules, have |
| parking. | | | | them reviewed by a real estate attorney. Provide all |
| - Pets. Clearly state whether or not you will allow | | | | prospective tenants with a copy of the rules with |
| pets and if so what kind. In addition to dogs and | | | | your rental application. Have them initial each page of |
| cats, remember to address small caged animals | | | | the rules and sign an acknowledgement that they |
| (hamsters, gerbils, other rodents, reptiles, and birds), | | | | have received and read the rules and agree to abide |
| fish, and non-traditional pets and livestock. Set policies | | | | by them. |
| for noise, cleaning up pet waste, and flea and tick | | | | Clear, reasonable rules that are consistently and |
| control. | | | | uniformly enforced will increase the appeal of your |
| - Guests. State that tenants are responsible for the | | | | properties, reduce your tenant turnover, and make |
| conduct of their guests and if any guest violates | | | | your life as a landlord much easier. |
| your rules, the tenant will be held responsible and the | | | | |