Rental Maintenance and Tenants

The state laws and city statutes vary greatly regarding many landlord/tenant issues, depending on the location of the property. However, from what I’ve seen when it comes to tenants being involved with maintenance issues, I think there are some basic generalities that apply and can be considered.

Landlords and property managers can’t control how their tenants live, but they do have a right to expect and require proper, safe, and sanitary care and use of their property. I think that it’s wise to spell out anything and everything that the Landlord wants done by the Tenant in the Lease, even if it’s basic and common. Then, should there be occasion to address something, hopefully, very little would be left unclear or assumed. Some of the areas and specifics can include…

Proper Appliance Use and Quick Reporting of Problems

Stoves, microwaves, washer/dryers, etc., will not serve well nor last if they are abused or neglected and become overloaded with filth. Furnace filter replacements, repairs, and maintenance are normally handled by the landlord (unless agreed otherwise in the lease), but the tenants need to use appliances per the manufacturer's guidelines and are responsible for keeping them clean and functionally accessible. They need to keep the utility areas around them clean and free of clutter and clear of flammable items like paints and solvents, etc.

And, of course when something stops working or breaks the landlord needs to be notified, but also if any water/drips are seen anywhere strange or if any appliances start to sound ‘strange’ or ‘different’ than what they normally do, the tenant is responsible to report it as soon as possible; the procedure for which having been addressed and covered in the lease.

Smoke and Carbon Monoxide Detectors

These are provided by the landlord, and regardless of who maintains them per the lease, it’s usually good that the landlord makes sure the batteries are kept up-to-date. However, if either is sounding false alarms often, the tenant needs to take responsibility to report it right away for replacement. Otherwise, the units will often be disabled by someone and leaving occupants unprotected.

Waste Disposal

Landlords normally need to provide proper and sufficient containers for waste disposal, and the removal service cost responsibilities should be addressed in the lease. However, if the tenant lets things like hazardous materials, garbage, rags, and miscellaneous debris accumulate and pile up, it can quickly become unsanitary, unsafe, and cause many more problems with fire hazards, pests, sicknesses, and complaints from neighbors.

Mold Prevention

The whole arena of Mold Remediation is an issue that each landlord must address as required for their specific situation, but it is also true that molds and mildew simply will not accumulate in areas that are kept clean, dry, well-ventilated, and uncluttered. Poor hygiene practices, piles of damp/dirty clothes in corners and closets, leaking pipes or fixtures that are left unreported and dripping, are almost certain to give birth to molds and mildew taking up residence, especially here in the Pacific Northwest. Tenants are responsible for keeping floors and walls, and fixtures clean and must always provide adequate ventilation for all areas that tend to build moisture, like kitchens, bathrooms, and laundry rooms.

Pest Control

Of course, the landlord must ensure that a rental is pest-free before anyone moves in, but as with mold, once they take residence, they are responsible to make sure it stays that way as much as they possibly can by how they live. Pests and infestations are attracted and enhanced by poor hygiene and filthy living practices, and only the tenant can keep their homes clean and uncluttered from debris, waste, trash, and garbage.

Landscaping and Exterior

With single-family homes, duplexes, and triplexes, Landlords can often get good help with maintaining the exterior of the property by having the Tenant take care of replacing porch lights, mowing, watering, weeding, and snow removal; the specifics are covered clearly in the lease. Also, it’s good if those tenants can be responsible for getting or keeping the exterior ready for winter by basics like disconnecting all garden hoses and storing patio furniture, etc.

General Day-to-Day Cleaning

Although it isn’t often seen in Leases, I have found it helpful to include a paragraph that clearly states that, upon taking occupancy, the tenant agrees to keep all floors, carpets, walls, and windows in good and sound condition, and to clean them regularly as needed. Normally, the landlord does not rent a unit unless it’s been cleaned, and it’s therefore appropriate to document an expectation that your property be cared for and cleaned regularly, not just when the tenant leaves. In the lease, I think it good to specify that ‘normal wear and tear’ is indeed normal and acceptable, and that items like the windows and carpets must be cleaned at least once a year.

Access for Inspections, Repairs, and Maintenance by Landlord

Finally, the tenant needs to be responsive and provide access by the landlord and/or their Agent so that he can perform necessary work like filter replacement, service inspections, maintenance, and general inspection of the property to make sure that if any damage caused by the tenant or their guests has been reported and/or repaired properly. As a plumbing and HVAC company, we have found it particularly helpful when landlords include a provision in the lease for a walk-through inspection every 6 months. Those inspections do a quick but thorough checklist on many items that need ‘watching’ (especially for absentee owners), and can ‘head off’ major damage/repairs on things like caulking around plumbing fixtures and valves, soft floors in bathrooms, and can report any obvious abuse and damage like broken doors, holes in walls, broken windows, etc.

When it comes to property maintenance there are rules and responsibilities, and then there is common sense. Hopefully, the suggestions we’ve made will help ensure the ongoing good condition of your rental property.

Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R, and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc. has been in Lynnwood serving Snohomish and N. King County for over 68 years, and Bruce Sr. has been President and working at this family-owned business for 36 years. Bruce can be contacted at: Email: Bruce@dayandnite.net. Day and Nite Plumbing and Heating Inc.16614 13 Ave. W., Lynnwood, WA 98037, (800) 972-7000