Even with the best tenants, there will be lease violations. It is just the nature of the business. DenCO Property Management and Sales (DenCO) highly recommends getting tenants to sign strong lease agreements. Leases provide a binding contract to enforce a property’s rules and serve as the foundation for a solid landlord-tenant relationship. Below are the most common lease violations and recommendations for dealing with them.
Unauthorized Pets
Whether the lease specifies no pets or allows a set number of animals, sometimes tenants try to sneak them in without telling the property manager. Unauthorized pets are often discovered during an inspection or by a neighbor who spots a pet when there is not supposed to be one. An official notice is prepared and posted on the unit’s front door stating the pet violation. The write-up notice states the lease violation and the tenant’s timeline to fix the situation. If the tenant does not comply with the unauthorized pet notice, the property manager will proceed with an eviction action.
Property managers may decide to allow the pet if the renter pays their rent on time and, besides this one infraction, is a good tenant. In this case, the manager must obtain permission from the property owner to allow a pet in their rental. If the owner says ok, the lease needs to be changed, amended and signed by both parties. The tenant pays an additional security deposit to cover any potential damages caused by the pets. Click here to read about the pros and cons of allowing pets in rentals.
Lawn Neglect
DenCO requires its home rental tenants to maintain their lawns. Most neglect is a result of under-watering or pet damage. We specify what lawn care tasks the renter needs to perform in the lease, and we make it clear that not abiding by these requirements could result in a violation, repair expenses, and possible eviction.
Furnace Filters Not Being Changed
Forced air furnaces operate more efficiently with clean air filters because unobstructed airflow reduces wear and tear on the heating system. Efficient running furnaces save tenants and homeowners money. If the tenants do not change the filters every three months, it could result in maintenance calls and potential damage to the heating system. Not changing filters will be considered a lease violation. Tenants are responsible for supplying the filters.
Long-term Guests
Long-term guests may be a love interest or a family member who decides to stay at the property. A Guest becomes an unauthorized tenant when they reside at a rental property without permission from the manager or owner. Unauthorized tenants become a liability because they do not have to abide by the terms and conditions in the lease agreement. If the long-term guest refuses to sign a lease agreement, the property manager must evict the leaseholder for failing to follow the lease terms regarding long-term guests.
Making Unauthorized Changes to the Property
Strong rental agreements stipulate that rental units must be returned to their move-in state upon move-out. Failure to do so will result in security deposit deductions to repair the damage. It is natural for renters to decorate to make their homes more to their liking. However, hanging pictures and curtain rods take their toll on the property, fundamentally changing it from its original pre-move-in state. Most tenants do not realize how much their lease limits their decorating abilities.
Property managers often discover unapproved decorating during property inspections or emergency maintenance calls. To limit unauthorized decorating, DenCO gives its new tenants a move-in letter that reminds renters what personalization is allowed at the property. For egregious violations, the property manager must send the tenant an official notice to remove the item. After move-out, the property management company deducts from the security deposit all costs to repaint rooms, remove the decorations, or fix any damages.
Stop Problems When They Start
After 20 years in the property management business, DenCO believes brushing off first-time offenses is never a good idea. If a renter breaks a lease agreement clause, the property manager must handle the situation immediately. We inform the tenant of the infraction, site the lease term violated, and give the tenant time to remedy the problem. If a tenant refuses to remedy the violation or becomes a repeat offender, the property manager must proceed with an eviction. Click here for an overview of Landlord-Tenant Laws in Colorado.
Investment property owners, if you are looking for a professional property management company to handle tenant issues, please consider DenCO. DenCO manages over 150 home, duplex, and apartment rentals in the DU, Washington Park, and other Denver neighborhoods and has been in business since 1990. Call us at 303-722-9688 or click here to complete a contact us form.
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