By Allie Militello
There’s one word all experienced landlords have come to fear: eviction.
Nothing is worse for a landlord than going through the long and expensive process of evicting a tenant. Many landlords hope to avoid this nightmare by performing an eviction records search on their potential tenants. But, how do you make sense of the results for someone who has never looked at eviction records?
According to TransUnion, the total eviction-related expenses for property managers averages $3,500. Unfortunately, that’s money that could have been in your pocket had you not had a tenant that broke the lease, didn’t pay rent and more.
Checking eviction history before you rent to a new tenant is a key part of choosing the right tenants who will be long-term, profitable renters. Renting to those with a long eviction history will cause more grief, so learning how to avoid that situation is essential.
In this post, we’ll review how to examine an eviction report, where to find eviction records and more.
Why Is An Eviction Record Search Necessary?
Before we get into the details of how to check eviction history, you may still be curious about why this check is necessary.
Simply put, people tend to have patterns of behavior. If a tenant has been evicted from a property one time before, this shows that they may find themselves in the same situation again in the future.
If they’ve been evicted multiple times, you can be all-but-sure that they will be a difficult tenant to work with.
Eviction only occurs in the most serious of cases. There are times when a tenant does so much damage to property or simply refuses to pay their rent, and those are the times when an eviction occurs.
If a potential tenant has a history of eviction, you will want to consider their profile much more carefully before even considering renting. If you don’t, you’ll be putting yourself and your business at risk.
What’s Included In An Eviction Report?
An eviction records search results will include basic information about the filing. The record will consist of the defendant or the tenant’s full name, the name of the plaintiff or property owner, the address of the property, the dates that the eviction was filed, the location of the court the eviction was filed with as well as the outcome of the eviction proceedings.
At RentPrep, we ensure that any eviction record that returns from a search matches the correct applicant. We verify any records that return with the name and address provided by the eviction record and compare that with the information provided by the landlord to ensure that the information in our reports is as up-to-date and accurate as possible.
How To Look Up Evictions
You must know how to look up evictions, especially when it comes to legality.
Eviction Lookup Method 1: Court Records
The most direct and thorough way to determine if a potential tenant has a eviction history is to check court records. Every state, county, and area may have different courthouses, and so it may seem impossible to find out if this tenant has ever done wrong before.
First, find your state’s website.
Court records can be searched by state. Use this resource to find your state’s website, which can be used to search court records. Each state may have multiple websites that can be checked for various home-related issues, so be sure to check each one thoroughly.
Second, search the names.
Once on the court records website, search the potential tenants’ names to find out if they have any eviction records in their past.
You will want to be sure you are thorough and check more than just the main name they gave you on their application. In addition to their currently used name, check the following names:
- Birth name
- Nicknames
- Alternate names
- Names with or without initials
- Name before or after marriage/divorce
By ensuring you check every combination of their name you can come up with, you will be able to make sure there aren’t any records you are missing.
Third, get access to the record.
While you cannot view the full record for eviction cases in every state, you can get a thorough briefing or full access in most states with this type of case.
It’s essential you actually view the eviction case. Don’t let the presence of an eviction case cause you to write off a potential tenant.
In some cases, bad landlords try to wrongfully evict a tenant, and this would still cause an eviction case to be present in the person’s history.
While learning to check eviction records, you must consider the meaning of every result you find in your search to give every tenant a balanced chance.
If you cannot view the record online or travel to the courthouse in person, call them to see if you can pay a copy fee to have a case record mailed to you.
Eviction Lookup Method 2: Hire A Third Party Service
As you can see, doing the work of finding the right courthouse, checking every name that the tenant may have used in the past, and collecting the full court information can be quite the task.
Plus, you may not know what states your potential tenant has lived in during their life!
Because figuring out how to check eviction history can be quite complicated, several services include eviction checks as part of their tenant screening services. A screening service can do a national eviction search thoroughly and effectively. The screening services often come back including credit information so you can make a comprehensive and well-informed decision about future tenants.
If you aren’t experienced or confident in your ability to research every potential tenant, it may be time to use a screening service to help you narrow down the list of maybes to find the perfect renter.
For Tenants: How To Check If You Have An Eviction
Are you a tenant hunting for an apartment? Wondering how to see if you have an eviction on record that might negatively affect your chances when applying for an apartment? Thankfully, doing this is just as easy for you as for landlords.
In fact, you can use the exact same methods outlined above to find out if you have anything negative in your rental history. Landlords use these techniques, so it makes sense for you also to use them!
The ultimate way to ensure you know how your records will show up for a landlord is to ask what screening service, if any, they use. You can then check via this same third-party service to see your record.
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How To Understand Eviction Search Results
We may not be able to understand what exactly led to the eviction being filed, but we can learn the results of the court proceedings from the record. The final disposition provided on an eviction record will give us more information regarding the outcome of the eviction filing. It is important to remember that an eviction filing does not always mean that the tenant was forced to vacate the property.
Civil New Filing Vs Judgment Vs Restitution of Premises
Common dispositions, or final outcomes, include civil new filing, judgments, or restitution of premises.
When the outcome on the record is “Civil New Filing,” the case was either canceled or dismissed. There are many reasons why the eviction proceedings could have been dropped. For example, the tenant may have paid past due rent that was owed, or they have agreed with the landlord or property manager outside of court, causing the eviction filing to be dropped.
If the eviction proceedings end with a judgment, the eviction was filed in favor of the landlord. In this case, the court has ordered that the tenant must pay the landlord money for rent owed and/or for any damage done to the property.
Sometimes referred to as a default judgment, this outcome occurs when the tenant fails to appear in court or respond to the eviction summons. “Restitution of Premises” is the outcome that most landlords hope for when filing for an eviction. This means that the judge has ordered the tenant to be removed from the property and full ownership is returned to the landlord. The judge will then order the tenant to vacate the property within a given time frame.
Cons Of Running Your Own Search
If you choose to run your own eviction search, be wary of where you receive the records from. Specifically, with services that offer automatically generated reports, you’ll want to be extremely careful that the records belong to the correct person and can be legally used in the adverse action process should the results lead you to deny a tenant.
Typically, the information provided on an eviction record includes the applicant’s first and last name and the property’s address. You’ll want to ensure that your applicant is the only person who has lived at that address with that name to ensure the eviction record belongs to them. This step is crucial if the applicant has a common name.
Remembering that eviction records can only be reported within seven years of filing is also essential. Any eviction records older than 7 years cannot be used in the decision to deny an applicant.
To avoid any confusion or any potential legal trouble, we recommend using a service with FCRA screeners to search eviction records for you. At RentPrep, we hand-compile our reports to ensure that any information is accurate and is compliant with all state and federal laws. Our screeners are all FCRA certified, meaning they have the knowledge and expertise to ensure that the results in our reports can legally be used in the decision-making process.
How To Look Up Evictions FAQs
Are Evictions Public Record?
Yes, evictions are added to the public record after they are filed with the court system. Whether or not the full details are readily available depends on what state the report was filed in, but all evictions will show up in some way on public records. Depending on the case’s final judgment, it may also appear in criminal background checks.
Generally speaking, however, eviction records do not appear in a credit report as of July 2017. This is why many landlords do separate eviction history checks in addition to a credit report.
How Can I Check If I Have Evictions On Record?
The best way to check if you have evictions on record is to go through the steps outlined above. While the technique was written with landlords in mind, you can use the same technique to check your own information. Here is a simplified step-by-step:
- Use this website to find your state’s court data system.
- Search your name and any aliases you have used to see if any evictions appear.
- If evictions show up, you can contact the court to view the full eviction details to see what the documents actually say.
Another way to check if you have any evictions on record is to request a full tenant screening report on yourself or even a criminal background screening; these checks may include evictions in some cases.
RentPrep’s services are intended for landlords to run background screening on potential tenants and should not be used to check for your own personal eviction history. If you’re interested in searching for possible eviction records, we recommend calling the court you believe the eviction could have been filed with. This could be the county or town court in which the property is located.
How Do You Get An Eviction Removed From Your Public Record?
If you lost the eviction case in court, there is no way to have the court records expunged from the civil records as the case was valid and fully prosecuted. If, however, you won an eviction case or the landlord dropped it, you can make sure it no longer appears in court records.
If a landlord has ever filed against you for eviction but you won the case or it never went to court, you will want to make sure the records are expunged so they do not appear in eviction report searches by potential landlords.
How Can I Check My Rental History?
If you want to check out what type of rental history report your landlord or potential landlords might be looking at, the easiest way to do that is to sign up with a third-party service and run a report in your own name. This is also how to determine if you have an eviction on your record.
Landlords often use screening services to get a complete and comprehensive look at the rental history of prospective tenants, so this is an easy way to check out your own information. Checking your own information is also an important step to ensure that all information shown is accurate.
How Soon Does An Eviction Show Up?
Evictions typically show up on records within 30 to 60 days; the exact amount of time it takes for these records to appear depends on the court system, the filing agencies, and what types of screening services are being used to check this data.
Do Evictions Show Up On Background Checks?
The term background check doesn’t necessarily denote a specific type of information search; landlords who use the phrase background check typically do both a criminal background check and an eviction history check.
Evictions would not appear on criminal background checks unless an associated charge or misdemeanor had to be settled in civil court. Evictions will appear in an eviction history check for as long as they are on record with the courts; these files are typically on file for seven years.
Checking your credit report for evictions isn’t going to bring back any results; evictions are not included there.
It is common for background checks performed to apply for a rental to include eviction records search. Suppose an eviction record search is performed during a background check. In that case, the record will typically be reported regardless of the outcome, provided that the record is not too old to include in the report.
Do Dismissed Evictions Show Up On Background Checks?
Dismissed evictions should not appear on your background checks, but there are some cases where the paperwork will still be on file with the court system. If the landlord doesn’t read the full document and only sees that an eviction filing exists, this might lead them to make incorrect assumptions about the responsibility of a potential tenant.
Dismissed evictions can be expunged from a tenant’s record as the court would likely find that it is in the interest of justice to remove evictions that were not complete.
Can You Still Get An Apartment With An Eviction?
Many landlords will still rent to tenants with an eviction, mainly if there is a solid reason for that eviction happening or if it was many years in the past. If you have an eviction on your record, it is best to be upfront with any landlords about it, why it happened, and how to avoid any repeat scenarios.
It’s best if the landlord finds out from the tenant rather than from their screening services.
How far back can an eviction search go?
Eviction records can be included on a report seven years after the eviction was filed. Any documents older than 7 years cannot legally be included in a report.
Choose Your Tenants Carefully
Renting out property is about more than just finding someone who is willing to live in your rental. It’s about finding tenants with a good relationship with you and your property.
If you don’t choose tenants carefully and learn how to check eviction records, you could be putting your entire business at risk. All the information gathered in rental applications should supplement your research about each tenant.
Be sure to check for a history of evictions:
- Search courthouse records.
- Consider every possible nickname.
- Hire help for more detailed eviction reviews.
By paying attention to the history of potential tenants, you can make smarter choices about who you invite to live in your rental properties. This decision should include an eviction history, a background check, and credit scores. With all of that information, you’ll be making the wisest choice a landlord can make.
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As a landlord or property owner, staying on top of your investment’s financial health is essential. Whether you self-manage or work with a property management company, one of the most important tools for tracking income, expenses, and profitability is the owner statement. This document provides a clear overview of your rental property’s financial performance.
Below, we’ll break down what an owner statement is, what it typically includes, how often you should expect to receive one, and why it matters so much for your bottom line.
What Is an Owner Statement?
An ownership statement, sometimes called a landlord statement or property management report, is a document containing a detailed financial summary. It outlines all income and expenses related to a rental property over a specific period. This is a different document than a statement of ownership, which confirms your legal rights over your property.
Owner statements may be generated by a property management company and made available via email or an online owner portal. For landlords who self-manage, creating one can still be incredibly valuable for tracking finances and preparing for tax season.
What’s Typically Included in an Owner Statement?
While the exact format can vary depending on the property management software or company, most owner statements include the following key components:
- Rental Income: This section shows how much rent has been collected from tenants during the reporting period (including revenue from parking, laundry, and other amenities). A rental statement may also note if any payments were late, partial, or still outstanding.
- Operating Expenses: This part outlines all expenses related to managing and maintaining the property. It may include:
- Property management fees
- Maintenance and repair costs
- Utility payments (if applicable)
- HOA dues
- Landscaping or pest control
- Legal or administrative fees
- Owner Disbursements: After income and expenses are tallied, this section shows the net amount disbursed to you—the owner. It may list the method of payment (e.g., bank transfer) and the date funds were sent.
- Reserve Fund Activity: If your management agreement includes a reserve fund (used for emergency repairs or maintenance), your statement will detail any contributions to or withdrawals from this account.
- Itemized Transactions: Some statements provide a line-by-line breakdown of each transaction, including dates, vendors, and descriptions. This level of detail is especially helpful for recordkeeping and tax preparation.
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How Often Are Owner Statements Sent?
Owner statements are typically sent monthly, providing a consistent financial snapshot of your rental property’s performance. Most property management companies distribute these reports within the first week of the new month, once all income and expenses from the previous month have been finalized. This ensures landlords receive accurate data on rent collection, maintenance costs, and disbursements.
In addition to monthly rental statements, some landlords may receive quarterly summaries to track broader financial trends or annual owner statements used for tax reporting. These annual reports often include cumulative income and expenses, plus IRS Form 1099 for tax filing purposes.
If you’re self-managing your property, it’s still a good practice to generate monthly or at least quarterly statements. Regular reporting not only keeps your finances organized but also helps you spot patterns, budget more effectively, and stay compliant with tax requirements. Consistent reporting is key to maintaining financial control and transparency over your investment.
Why Owner Statements Are Important for Landlords
Owner statements play a vital role in helping landlords manage their rental properties efficiently. Here’s why they matter:
- Financial Clarity: Track income, expenses, and net cash flow to evaluate the profitability of your rental property.
- Simplified Tax Preparation: Use itemized statements to accurately report income and claim deductions—no need to sort through piles of receipts.
- Accountability: Verify that your property management company is collecting rent, paying vendors, and handling funds properly.
- Performance Monitoring: Spot trends such as rising maintenance costs or consistent late payments, and adjust your strategy accordingly.
- Informed Decision-Making: Use financial data to guide decisions about rent increases, renovations, or expanding your portfolio.
- Professional Recordkeeping: Maintain organized, audit-ready documentation for lenders, accountants, or potential buyers.
Owner statements aren’t just paperwork—they’re essential tools for growing and protecting your investment.
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Hey landlords! In this week’s episode of Your Landlord Resource Podcast, we dive into Stop Guessing, Smart Budgeting — it’s time to take control of your rental property finances.
In this week’s episode of Your Landlord Resource Podcast, we share smart budgeting tips for rental property owners that turn your rentals into a confident, well-run business.
Building on Episodes 78 (Bookkeeping & Accounting Tips for Landlords) and 79 (Accounting Software for Landlords), we discuss how self-managing landlords can create a practical budget, forecast expenses, manage reserves, and plan for profit. You’ll learn how to track cash flow, prepare for maintenance and capital projects, and stop reacting to financial surprises.
We also dive into the best tools to help landlords stay organized and in control and explain which ones fit best depending on your portfolio size and experience level.
By the end, you’ll know exactly how to use budgeting as your most powerful business tool — not just to survive, but to grow.
What You’ll Learn
- How to build and manage a rental property budget
- Why reserves matter and how to fund them
- How to plan for maintenance and CapEx
- How to budget for profit, not just expenses
- Which software tools make it easier
🔗 Links & Resources Mentioned
Listen to Episode 78: Bookkeeping and Accounting Tips for Landlords
Listen to Episode 79: Accounting Software Options for Real Estate Investors
Listen to Episode 28: The Cash Reserves Blueprint: Protecting & Expanding Your Portfolio
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- A Caution to AI: The Possibility of Fair Housing Violations
Landlord Update Greetings! I am sitting here in awe and cannot believe it is already June. I don’t necessarily want to slow time down, but I sure do wish it could go at a pace where I was able to make more time to appreciate all the goodness around us. In the last newsletter I discussed how we finally finished kid 2’s duplex and it is now on the market in Boise. He and I have had some long conversations about how to price the rental rates for the units, and he wanted to shoot for the stars…Read more - The Landlord’s Checklist for High Tenant Retention and Demand
Landlord Update Hello fellow landlords! May is now being dubbed the new December, minus the wrapping of Christmas gifts! Whoa…has it been BUSY! And we don’t have any kids in school or graduations to celebrate this year! It’s all good stuff though. The week before Mother's Day, Kevin and I flew out to Idaho with my parents so we could help Kid #2 finish up work on his duplex. There was a large hole in the concrete right at the bottom of the steps and my dad, being pretty handy, was able to…Read more
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By: Sharlene Mulchandani
Real estate investors are managing successful rental businesses across the U.S. But there’s no doubt that some landlord friendly states make better long-term investments than others.
The best investors don’t only know how to invest, but where to do so. The success of a rental property investment often depends on landlord tenant laws in the localized market it lies in, but certain states make investing inherently easier for landlords due to legal regulations and lease agreement policies.
Whether you’re a new or seasoned investor, knowing where to target your next rental property investment is critical. In this article, we’ll cover the criteria to be on the lookout for as well as the top five best states for landlords and successful rental property owners.
What Does It Mean for a State to Be Landlord Friendly?
When a state is landlord friendly, its policies, rental regulations, current market conditions, or other factors are favorable to landlords and investors. For instance, a high average rental income and rental rates can make a state attractive to real estate investors, but so can lax legal regulations found within a state’s landlord-tenant code. The most landlord friendly states have a favorable combination of these factors, even if they don’t have every single one.
In 2025, many states are reevaluating rent control and eviction protections, making it even more critical to invest in regions that protect landlords’ rights and profitability.
What Makes a State “Landlord-Friendly”?
Here are a few of the factors that make a state landlord friendly.
1. Low property taxes and insurance rates
Property tax rates are one of the biggest factors landlords look at when deciding whether to invest in rental properties in a state. Some states have an extremely high rate for property taxes, while others have lower property taxes, which are more favorable property laws for investors and especially for those who own or plan to own multiple rental properties.
Insurance rates are also a consideration. The national average cost of landlord insurance is around 20% more than a typical homeowner’s policy, but rates vary by location. This is a result of different levels of risk in different areas of the country— some states have more natural disasters than others, and the risk of unpaid rent, damages, and other issues also varies. As a result, landlords consider both the property taxes and insurance rates that will affect their rental property assets before choosing to invest.
In 2025, Florida, Louisiana, and California saw landlord insurance premiums rise by due to increased climate risk. Many insurers in Florida and Louisiana became insolvent after multiple Hurricane disasters, leading to a tightened insurance market and fewer available policies. State Farm recently discontinued 72,000 home policies in California, as the threat of wildfires have driven costs up due to high risks and regulatory burdens.
In contrast, states like Indiana and Ohio remain relatively affordable when it comes to landlord insurance. In Indiana, the cost of landlord insurance averages at $936 per year, and in Ohio at $966. These states benefit from fewer natural disasters, lower population densities, and a historically lower rate of catastrophic claims. Their moderate climates reduce the risk of widespread damage from hurricanes, wildfires, or earthquakes, allowing insurers to keep premiums predictable and competitive.
In each of the above mentioned states as well as others, insurance is a major factor that influences the renting/leasing environment for landlords.
2. No statewide rent control (or banned)
Rent control laws are laws that regulate or restrict the price landlords can ask tenants to pay rent. Rent control is often instated to keep markets in check and reduce the likelihood of unpaid rent due to unreasonable rates.
Across the U.S. states, there are a variety of approaches to rent control. A state can either:
- Instate state-wide rent control laws (to which all localities must comply)
- Not enforce state-wide rent control, but allow localities to instate it
- Only allow rent control during emergencies (e.g., the COVID-19 pandemic)
- Ban it entirely (also known as pre-empted status)
The most landlord friendly states have either banned rent control entirely or have very few cities and localities that enforce it. No rent control doesn’t guarantee that tenants will pay rent on time, but it does guarantee that rent prices won’t be formally capped by the government.
As of 2025, 32 states have rent control bans or preemption laws in place, including Texas, Arizona, and Indiana. Meanwhile, new legislation expanding rent control is under consideration in states like Massachusetts, Illinois, and Washington.
In Massachusetts, lawmakers are reconsidering rent control for the first time since its repeal in 1994, with Boston leading the push for local authority. Illinois has multiple active bills, such as House Bill 116, proposing to repeal its rent control preemption law, with strong backing from tenant rights groups in Chicago. Washington State is also exploring statewide rent stabilization measures after a sharp increase in housing costs across cities like Seattle and Tacoma.
If you aren’t aware of the status of rent control in your state and city, now is the time to dive into these laws – you may find that a new bill has been proposed or even passed since you last checked.
3. No or few restrictions on late fees/security deposits
Most states have laws and security deposit restrictions regulating the amount landlords can charge for certain fees and deposits, such as late fees for unpaid rent and security deposits. Landlord-friendly states have no/few restrictions or relatively lax restrictions. For example, a landlord-friendly state may allow landlords to choose their own late fee amounts when tenants do not pay rent, charge fees as soon as unpaid rent is late, collect large security deposits, and/or allow landlords ample time to deduct funds from deposits when the lease on the rental property ends.
States like Georgia and Indiana give landlords full control over late fees and security deposits. Landlords in Georgia and Indiana can charge any amount they see fit, set their own timelines for collecting and returning deposits, and enforce fees immediately when rent is late. However, although uncapped legally, courts may strike down unreasonable fees in these states. Still, this flexibility lets landlords protect their properties and adjust terms based on tenant risk or local demand.
In contrast, tenant-friendly states like California and New York enforce strict limits with tenant-centric regulations. California caps security deposits at one month’s rent for unfurnished units and two months for furnished. New York allows only one month’s rent, no matter the unit type. Both states require landlords to return deposits quickly—within 14 days in New York—and include itemized deductions. They also restrict late fees and often require a grace period before landlords can apply them.
Both late fees and security deposits impact the bottom line for landlords, so if you’re looking into investing in a state with limits on either, be sure to do your research.
4. Quick eviction process
Lease violations inevitably lead to the eviction process, which can often be tedious and costly. Landlord-friendly states make it easy for landlords to remove tenants who do not pay rent or repeatedly violate their rental agreements. Although eviction is a complex legal procedure in every state, some states’ rental laws make the process quicker, easier, or less expensive than others.
Eviction speed is a critical metric for investors. In Florida, the average legal eviction process takes less than 30 days. In contrast, the average process in New Jersey may take three weeks to three months (or longer) depending on court backlogs. Understanding eviction speed is essential for any investor considering a property in a given state.
5. Business-friendly regulatory environment
Landlords should also consider whether a state imposes additional licensing, rental registration, or inspection requirements.
States like Texas do not require statewide rental licenses, while cities like Los Angeles and Boston impose strict requirements. However, cities like Dallas have adopted laws where a landlord must register their properties with the city yearly.
1031 exchange friendliness, capital gains taxes, and inheritance laws are key factors that also vary. States like Ohio, Nevada, and South Dakota are known for low or no estate/investment taxes, which is ideal for long-term wealth building. Ohio does tax income (including capital gains) but has no estate or inheritance tax and there is no state capital gains tax in Nevada, South Dakota, Florida, Texas, Wyoming, Alaska, Tennessee, and New Hampshire. All of these factors should be involved in an investment decision you’re making.
Top 5 Most Landlord Friendly States
Now that you know which factors make a state landlord friendly, here are the top five best landlord friendly states for your 2024 investments.
1. Alabama
Alabama makes our list due to its low tax rates and lax rental laws and fee regulations.
- Second lowest tax rate (0.40%) in the U.S., according to Rocket Mortgage
- No statewide rent control
- No limit on late fees
- No mandatory grace period for rent
- Extra-long period to return security deposits (60 days)
- Seven-day eviction notice period for unpaid rent and other lease violations
- Tenants are not permitted to withhold rent or repair and deduct if the landlord fails to remedy a condition
- Fun fact: The median home value in Birmingham dropped 5.1% since 2024. Homes still go to pending in around 20 days, indicating steady demand despite the price drop.
2. Colorado
Colorado makes the list of best states for rental property owners due to its low tax rate, rent control ban, and lax rental laws/fee restrictions.
- Third lowest property taxes rate in the U.S. (0.55%), according to Rocket Mortgage
- Banned rent control
- No security deposit limit
- Extra-long period to return security deposits (60 days)
- No advanced notice required before entry for most reasons
- Shorter eviction notice periods for unpaid rent and lease violations (three to ten days)
- Fun fact: Vacancy rates in Colorado have hit 7% in the first quarter of 2025, the highest level in 15 years–partially driven by approximately 20,000 new apartments added in 2024
3. Arizona
Arizona is one of the best landlord friendly states due to its relatively low tax rate and shorter eviction notice periods for rental properties.
- Low property taxes (0.63%)
- No statewide rent control
- Shorter eviction notice periods (five to ten days)
- Fast eviction process (5-day notice for nonpayment, 10-day notice for lease violations)
- Minimal restrictions on late fees
- Fun fact: Median rent prices decreased 7% in Phoenix in 2024, yet Phoenix still maintains a reputation as a high-growth metro
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4. Texas
Texas is one of the top landlord friendly states due to its expedited eviction process and several cities with high rental rates.
- No statewide rent control
- No security deposit limit
- No advanced notice necessary before entry into a rental property
- Three-day eviction notice period for all lease violations
- Option to file for “immediate possession”
- Has a tax rate of 1.68%, according to Rocket Mortgage
- Fun fact: Austin ranked No. 1 among U.S. metros for the largest year-over-year drop in median rent, according to a Redfin report released May 12, 2025. The median rent in the Austin-Round Rock area fell 9.6% from the previous year to $1,399, making it the only metro in the country to approach a double-digit decline.
5. Ohio
Although Ohio has higher property tax rates, it is nonetheless one of the best states for landlords to invest in due to its open security deposit policy, lax lease agreement regulations, and simple eviction process.
- No statewide rent control
- No late fee limits
- No mandatory grace period
- No security deposit limit
- Short eviction notice period for nonpayment (three days)
- Fun fact: Columbus and Cincinnati have become midwestern investment hotspots in 2025, with average gross rental yields of between 7%-12%, and low competition compared to coastal cities.
Honorable Mentions
Below are some of our honorable mentions for most landlord friendly states:
- Nevada – Nevada has a notoriously speedy eviction process that many lawmakers have attempted to revise. Currently, Nevada makes it very easy to remove a tenant under an expedited summary process action.
- Florida – Florida has no statewide rent control, no security deposit limit, and shorter eviction notice periods.
- Illinois – Illinois has no statewide rent control, no late fee limit, no grace period minimum, and shorter eviction notice periods.
- Indiana – In Indiana, rent control is banned, there is no late fee limit or grace period minimum, and there is also no security deposit limit.
- Michigan – In Michigan, rent control is banned, and there is no late fee limit, security deposit limit, or mandatory grace period for rent.
City and Local Regulations
When we talk about a state being “landlord friendly,” we’re referring to its statewide conditions and regulations. It’s important to remember that county and municipal regulations are overlayed over state laws. These localities often establish stricter regulations for properties within their boundaries than the ones enforced by the state itself.
This means there are better and worse cities for landlords in even the most landlord friendly states. It’s up to the investor to do their research into the individual local laws that may apply in the area they intend on investing in. Be sure that your lease or rental agreement complies with local regulations in addition to state ones.
For example, while Arizona preempts rent control statewide, the city of Tucson passed a 2024 ordinance requiring rental registration and safety inspections. Always confirm local rules before purchasing.
Does “Landlord Friendly” Mean “Tenant-Unfriendly”?
It’s worth noting that just because a state is landlord friendly, this doesn’t necessarily mean that the state is hostile to tenants. It just means that this state’s policies or conditions are ideal for landlords or real estate investors. Every state has protections in place to guard tenant rights and make sure that both parties within a rental agreement are treated fairly under the law.
In fact, many landlord-friendly states also rank well for tenant satisfaction and rent affordability, proving that fair laws can benefit both parties when enforced properly.
Tips for Landlords in All States
Not every state makes property management easy, and there are barriers for landlords in every state. If you’re investing or operating rentals in a tenant-friendly state, here are smart ways to act in your best interest and protect your bottom line:
- Know the local laws. Understand rent control rules, eviction timelines, deposit limits, landlord-tenant regulations, and entry restrictions in your city and state.
- Set expectations early. A well-structured lease that clearly spells out rent due dates, maintenance obligations, late fees, and entry policies protects both parties and reduces miscommunication.
- Get serious about documentation. Keep thorough records of communication, payments, inspections, and repairs. In highly regulated areas, having proof on file is often the difference between winning or losing a legal dispute.
- Invest in preventative maintenance. Regular property upkeep isn’t just about avoiding tenant complaints, it keeps you in compliance with strict habitability standards and minimizes costly emergencies.
- Build relationships with local professionals. Connect with experienced attorneys, real estate agents, and contractors in your area. These professionals can help you navigate red tape and avoid fines.
- Use software to stay organized. Property management platforms can help you automate lease tracking, maintenance requests, rent reminders, and more.
- Prioritize tenant quality over speed. In places where evictions are slower or more expensive, it’s worth spending extra time upfront to find responsible, communicative tenants, even if that means a longer vacancy.
- Think long-term. In restrictive states, profit margins might be slimmer in the short run. But stable tenants, well-maintained properties, and smart financial planning can still lead to long-term success.
Investing wisely in landlord-friendly states can significantly boost your portfolio’s profitability and sustainability, ensuring long-term success in the ever-evolving real estate market.
Conclusion
If you’re looking to invest in a new property in 2024, the five states listed above are a promising bet. However, be sure you do the necessary research into local/municipal laws on landlord-tenant relations and rental agreement policies so that you are fully informed of the implications of investment wherever you decide. With shifting economic conditions, legal reforms, and rising housing demand in key metros, choosing a landlord-friendly state can protect your margins and simplify long-term portfolio growth.
FAQs
What does it mean for a state to be landlord friendly?
A landlord-friendly state offers policies and regulations that favor landlords, including high rental income potential and lax legal restrictions. Such states often have low property taxes and no rent control, making them attractive to investors.
Why are low property taxes important for landlords?
Low property taxes reduce the overall cost of owning rental properties, making investments more profitable. States with lower property taxes are often more attractive to landlords looking to expand their portfolios.
How does insurance rates affect landlords?
Insurance rates impact the cost of maintaining rental properties. States with lower insurance rates, like Indiana and Ohio, are generally more favorable to landlords as they reduce the financial burden and risk.
What is the significance of rent control laws for landlords?
Banning or limiting rent control allows landlords to set rental prices based on market demand, which can lead to higher profitability. Many landlord-friendly states have either banned rent control or limited its application.
How do eviction processes affect rental investments?
A quick and straightforward eviction process is crucial for landlords to effectively manage property turnover, thereby reducing potential financial losses from non-compliant tenants. This is a key factor in determining a state’s landlord friendliness.
Are landlord-friendly states negative for tenants?
Not necessarily. Many landlord-friendly states maintain fair tenant protections, ensuring that both landlords and tenants can benefit from transparent and equitable rental agreements.
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By Noel Krasomil
Whether you’re selling a rental property, switching to property management software, or simply tired of paying 8% to 12% monthly recurring fees, you’ll need to know exactly how to terminate your existing property management contract.
To help, this guide will walk you through common reasons landlords make the switch, a six-step guide to canceling your contract, and a free termination letter template for you to use.
No hard feelings, property managers, but today’s landlords have more efficient and affordable tools at their disposal.
Reasons to Terminate Your Property Management Contract
There are plenty of reasons to cancel your property management contracts, including:
High Costs Are Hurting Your Bottom Line
Most property management companies charge between 8 and 12% of the monthly rent price. That’s no minor expense, and the recurring fees can have a real impact on your cash flow. If rising fees are stunting your returns, it might be time to axe your contract to free up more funds.
You’ve Sold, Moved, or Expanded Into a New Market
Sometimes, a simple sale or a move to a new area is all it takes to part ways with your property manager. If you’ve offloaded a rental or expanded into another market, switching management is often the practical next step. Nothing personal, soon-to-be-ex property manager. It’s just business.
Lack of Communication or Responsiveness
Whether it’s missed maintenance requests, delayed rent updates, or tenant complaints left unanswered, communication breakdowns can harm your business in numerous ways. If your property manager isn’t alert and responsive, it’s probably time to consider replacing them with a more dependable solution.
Poor Maintenance and Repair Handling
When maintenance issues arise, addressing them promptly and effectively is non-negotiable. If your property manager is failing to deliver when gathering quotes, vetting contractors, or scheduling repairs to maintain habitability, they’re a liability.
To resolve this issue, consider switching to property management software that includes built-in maintenance tracking and a coordinated repair dispatch system.
Tenant Complaints
Tenants and property managers have to get along. (Your sanity relies on it.) If you’re hearing complaints from tenants about poor communication, delays, or general unprofessionalism, it might be time to start drafting your termination letter. Disgruntled tenants can lead to turnover, bad reviews, and prolonged vacancies you can’t afford.
Desire to Self-Manage or Use Property Management Software
Maybe you suddenly have more time on your hands and want to take a crack at self-managing your properties. Or perhaps you’ve realized that modern software offers time-saving tools that can streamline most of the work for you. Regardless of your reason, you might be primed to make a bold move that saves you thousands by simplifying your rental operation.
Property management software can help you advertise listings, screen tenants, collect rent, manage repairs, and store documents, all from the comfort of your computer or smartphone. And if going entirely DIY feels too risky, a hybrid approach with occasional hired help is also viable.
How to Terminate Your Property Management Contract
Before you rush to submit your notice, ensure you understand the proper procedure for cutting it loose. The following six steps will help you exit your property management agreement:
Step 1: Review Your Contract Terms
Always reread your property management contract before terminating it. (This rule goes for any contract you ever sign, really.) As you review it, look out for termination clauses, notice periods, and any early cancellation fees. Understanding the fine print helps you avoid slipups and increases your chances of a clean split.
If, after reading your contract, it makes sense to cancel, take steps to move forward. Open up your laptop, draft your notice letter, and get ready to deliver some bad news to your property management company (professionally, of course).
Step 2: Issue Written Notice to Terminate Your Contract
Next, it’s time to tell your property management company something they probably don’t want to hear: you’re moving on to greener pastures. To do that, you’ll need to send them a formal termination letter that is professional, clear, and direct.
When writing your letter, be sure to include your property address(s), termination date, and any relevant references to the contract’s terms. Stay specific, avoid emotion, and make it simple for them to close out their end of the relationship.
Pro tip: Keep reading for a free termination letter template you can copy, paste, fill in, and send directly to your property management company.
Step 3: Square Up on Finances
When you end your contract, you’ll likely have some loose financial ends to tie up. These might include termination fees, unpaid invoices, or pending maintenance reimbursements. Review your final statements carefully to ensure everything adds up before proceeding.
Then, pay everything in full and get written confirmation from the old company that your account is closed and zeroed out. The key here is to completely shut the door on this past arrangement. Don’t leave it cracked open for surprise charges or disputes down the road.
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Step 4: Communicate the Change With Tenants
Switching from a property management company will inevitably bring changes. Let tenants know you’ve parted ways with your property management company and explain what to expect next. Clear communication will prevent your tenants from texting the wrong number, mailing checks into the void, or being unsure who to call when the toilet backs up.
Step 5: Transition Property Management Duties to Software
Now it’s time to start transitioning as many of your day-to-day duties as possible over to software. You can automate many aspects of your operation, including rental applications, tenant screening, state-specific lease generation, accounting, and bookkeeping, among others.
And while your operation won’t become completely passive, it’ll become a whole lot simpler. You’ll save time, streamline essential processes, and put an end to forking over 8 to 12% of your rent each month.
Sign up for a free TurboTenant account to get started.
Step 6: Monitor the Transition Closely
As you automate, make sure tenants sign up for digital rent payments and understand how to enroll in autopay. Double-check new leases before sending them out and ensure that your accounting system is set up correctly. Make necessary tweaks to stay organized.
Pay attention to how things run once you’ve made the switch. If payments are late, tenants get confused, or messages go unanswered, make adjustments as needed. A little fine-tuning early on will go a long way toward keeping your business running like clockwork.
Free Property Management Termination Letter Template
[Your Full Name]
[Your Mailing Address]
[City, State, ZIP Code]
[Email Address]
[Phone Number]
[Date]
[Property Management Company Name]
[Company Address]
[City, State, ZIP Code]
Subject: Termination of Property Management Agreement for [Property Address]
Dear [Property Manager’s Name],
I am writing to formally terminate the property management agreement for the rental property located at [Rental Property Address], as outlined in our contract dated [Original Contract Date].
In accordance with the termination clause stated in the agreement, I am providing [X] days of written notice, with the final effective date of termination being [Termination Date]. Please confirm receipt of this letter and begin the process of transferring management duties, tenant records, and any outstanding funds or deposits.
I request a final accounting statement, along with all relevant documentation, including lease agreements, maintenance records, inspection reports, and current tenant contact information. Kindly ensure that any future correspondence regarding the property is sent directly to me at the contact information listed above.
Thank you for your service to date. I appreciate your assistance in facilitating a smooth and professional transition.
Sincerely,
[Your Full Name]
TurboTenant: Your All-in-One Digital Property Manager
Now that you understand how to terminate your property management contract, it’s time to take control of what happens next. TurboTenant can help with the transition by automating rent collection, lease signing, tenant screening, and more.
Not to mention, many of TurboTenant’s core features are free to use. Signing up takes just a couple of minutes, and you won’t even need to bust out your credit card. Once you’ve taken our software for a test drive, you can upgrade to a paid plan for full-feature access. It’s less than the middle-tier Netflix price.
Sign up for a free TurboTenant account and start holding onto the 8 to 12% that used to go to your property manager.
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By Alexandra Alvarado
You’ve accepted a tenant, taken the listing down, and started prepping the unit only to find out they’ve changed their mind. What now? Whether or not a lease was signed, there are steps you can take to protect your rental income and move forward quickly.
Here’s how to handle the situation depending on where things were left off.
IF THE LEASE WASN’T SIGNED
If a tenant changes their mind before signing the lease, the rental agreement isn’t legally binding in most cases. A verbal promise to rent an apartment is usually not enforceable, especially for lease terms longer than one year.
What you can do:
- Re-list the unit immediately.
- Reach out to previous applicants who may still be interested.
- If you accepted a holding deposit, you may be able to retain a portion to cover your actual costs (such as lost rent or marketing), depending on your state’s laws.
Note: Some states require landlords to refund holding deposits if no lease is signed, minus documented costs. Always check your local regulations.
IF THE LEASE WAS SIGNED BUT THE TENANT NEVER MOVED IN
Once the tenant signs the lease, it becomes a legally binding contract even if they never pick up the
keys or step foot inside the unit.
In this case, the tenant is in breach of contract and may still be liable for rent.
WHAT HAPPENS NEXT DEPENDS ON YOUR LEASE
If Your Lease Has an Early Termination Clause
Some leases include an early termination fee, such as one or two months’ rent. If clearly stated, you may enforce it. However, security deposits are typically intended for damages or unpaid rent, not early termination fees unless your lease clearly says otherwise.
If There’s No Early Termination Clause
You may hold the tenant responsible for rent through the end of the lease term. However, most states (except Arkansas) require landlords to mitigate damages by re-listing the property and trying to find a new tenant as soon as reasonably possible. If you re-rent the unit within two months, for example, the tenant would only owe rent for those two months. You may also be able to recover costs related to advertising the rental or lost income, depending on your state’s landlord tenant laws.
PROTECT YOURSELF GOING FORWARD
You can’t stop a tenant from backing out, but you can protect your investment with a few smart steps:
- Include a clear early termination clause in every lease.
- Use holding deposit agreements if you’re reserving a unit before a lease is signed. Put in
writing whether the deposit is refundable and under what terms. - Document everything including emails, signed leases, and written notices from the tenant.
- Remind tenants in writing that they remain responsible for rent until the unit is re-rented, per
your lease and applicable laws.
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SPECIAL SITUATIONS TO CONSIDER
In some states, tenants who are breaking a lease due to domestic violence, military deployment, or medical hardship may be entitled to early termination without penalty.
DOMESTIC VIOLENCE
Many state laws allow victims to terminate a lease early without penalty if they provide
documentation, such as a police report or protective order. Some states also prohibit landlords from charging break fees in these cases.
MILITARY DEPLOYMENT Under the Servicemembers Civil Relief Act (SCRA), active-duty military members who receive
orders for deployment or a permanent change of station (PCS) can legally terminate a lease early by providing written notice and a copy of their orders.
MEDICAL HARDSHIP OR DISABILITY
In some jurisdictions, tenants may be able to terminate a lease without penalty if they experience a serious medical issue or disability that prevents them from living independently or
safely in the unit. A doctor’s note or other verification may be required.
FINAL THOUGHTS
Tenants backing out is frustrating, but with the right legal structure and documentation in place, it doesn’t have to derail your rental business. Focus on compliance, speed, and communication and keep your lease airtight.
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By John Triplett
Most renters now have a pet, and new Zillow data shows pet-friendly rental listings and pet-inclusive housing listings are typically leased more than a week sooner than others.
Pet-friendly rentals draw more views, saves and shares, and they are typically snapped up eight days sooner, according to a new analysis of more than 11 million rental listings on Zillow last year.
Highlights of the pet-friendly rental listings report:
- Rental listings on Zillow that allow pets are typically leased eight days faster.
- 58% of renters have pets, up from 46% in 2019.
- Austin, Dallas and San Antonio had the highest share of pet-friendly rental listings on Zillow last year
Zillow says in the article that “Renters have more leverage than in quite some time after last year’s multifamily construction boom, and the data show allowing pets can make a difference in leasing out a unit quickly. The median renter is getting older, and more renters now have a pet. Nearly six in 10 renters are pet owners, up from 46% before the pandemic. Almost half say they passed on a particular property because it was not pet-friendly.”
Last year, 57% of rental listings on Zillow allowed pets.
On average, those listings earned 9% more views, 12% more saves and 11% more shares than those that did not allow pets. They were also typically rented out eight days faster.
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Texas rentals are most pet-friendly
Texas has the most pet-friendly rentals, with Austin (80%), Dallas (79%) and San Antonio (78%) leading all major metro areas in the share of pet-friendly rental listings on Zillow last year.
However, Houston had the smallest share of rental listings that allowed pets, at just 38%. Also near the bottom were Providence, R.I., (43%), Hartford, Conn. (43%) and San Jose (44%).
Pet-friendly rentals in the New York City metro area typically rented 26 days faster than units that did not accept pets, the biggest gap of any major market. Tampa (16 days), Columbus (12 days), Phoenix (11 days), Cincinnati (10 days) and Austin (10 days) also saw pet-friendly listings rented out at least 10 days faster.
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Listen On:
Hey landlords! In this week’s episode of Your Landlord Resource Podcast, Kevin and I dive into one of the most common modern-day questions—can landlords legally install video cameras at their rental properties?
We break down the legal guidelines on where cameras are allowed, how to respect tenant privacy, and what to include in your lease addendums to keep you covered. We also talk about the etiquette behind using surveillance, who should have access to footage, and the hidden responsibilities that come with cloud-based storage systems.
Plus, we discuss how to handle situations when tenants install their own devices, such as doorbell cameras or interior security systems, and what your options are if those devices capture common or shared areas. You’ll also hear our recommendations on affordable, weatherproof cameras for both single-family and multi-unit properties, and the pros and cons of wired versus battery setups.
If you’ve been curious about adding smart technology like video surveillance or want to know what’s legal and what’s not, this episode will walk you through every step so you can make an informed, professional decision for your rentals.
What You’ll Learn in This Episode
- Where landlords can legally install video cameras
- What to avoid to stay compliant with privacy laws
- How to handle tenant-installed cameras and doorbells
- What to include in your lease addendums
- The pros and cons of wired vs. wireless cameras
- How to secure your video footage and protect your network
🔗 Links & Resources Mentioned
Listen to Episode 103: Installing Property Wide WiFi
Listen to Episode 6: Standard Operating Procedures
Listen to Episode 32: Our Lease and Addendum Breakdown, Pt 1
Listen to Episode 33: Our Lease and Addendum Breakdown, Pt 2
Listen to Episode 34: Our Lease and Addendum Breakdown, Pt 3
Video Cameras discussed in this episode: Ring, Blink, Arlo, Wyze, Eufy, Reolink
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- A Caution to AI: The Possibility of Fair Housing Violations
Landlord Update Greetings! I am sitting here in awe and cannot believe it is already June. I don’t necessarily want to slow time down, but I sure do wish it could go at a pace where I was able to make more time to appreciate all the goodness around us. In the last newsletter I discussed how we finally finished kid 2’s duplex and it is now on the market in Boise. He and I have had some long conversations about how to price the rental rates for the units, and he wanted to shoot for the stars…Read more
- The Landlord’s Checklist for High Tenant Retention and Demand
Landlord Update Hello fellow landlords! May is now being dubbed the new December, minus the wrapping of Christmas gifts! Whoa…has it been BUSY! And we don’t have any kids in school or graduations to celebrate this year! It’s all good stuff though. The week before Mother's Day, Kevin and I flew out to Idaho with my parents so we could help Kid #2 finish up work on his duplex. There was a large hole in the concrete right at the bottom of the steps and my dad, being pretty handy, was able to…Read more
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By Kristi Mergenhagen
Embarking on the landlord journey can be exhilarating, but the lease agreement—your legal safety net—can become a source of headaches if not wielded wisely.
Ideally, the lease protects your rental property and your investment, along with the rights of the tenant to use that property. Getting the lease agreement right is important because if issues do arise, the lease provides the basis for resolution. Many standard lease agreements are available, but what exactly you include in your own lease depends on the type of rental property you have and the laws where your rental is located.
When preparing your final lease agreement, there are several important clauses to double-check, as these protect your interest in the property and protect you against excessive liability.
Below, we’ll cover ten essential lease agreement clauses to protect landlords. You can use our guide as a checklist when reviewing your next rental agreement. However, this should not be considered legal counsel and always consult a qualified lawyer if you have any doubts about what to include in your lease.
1 – Severability Clause
Laws do change, of course, and mistakes happen, which means you could find yourself with a section in your lease considered inapplicable under the law. If that happens, you don’t want the rest of your lease to become null and void, leaving you with a tenant with no lease agreement.
A severability clause states that if any portion of the lease is found to be inapplicable, the rest of the lease remains valid. The clause can be simple, stating that if any provision in the lease is invalid, the remaining terms and conditions shall not be impaired in any way.
2 – Use Of The Property Clause
When you sign a lease with a tenant, you aren’t giving them blanket permission to use the property for everything and anything but, rather, for a specific purpose–for example, as a residential living space for the individuals listed on the lease.
This arrangement should be spelled out in the lease, making it clear the tenant can’t use the property for certain activities, such as running a business, providing storage facilities, or subletting as a short-term vacation rental.
Not only does this make tenants aware of what they can and cannot do on the property, but if you do find they’re engaging in any type of banned activity, you could pursue eviction or other legal action on the firm grounds that they have broken the conditions of the lease.
3 – Rent Payments And Late Fees Clause
It’s fundamental that your lease agreement includes how much the tenant must pay you for the use of the property, including the rent and security deposit. The lease should also be clear on the monthly due date and the consequences of missing that date.
If you decide to make the rent due on the last day of every month, most states have a mandatory grace period that you must grant tenants before they start incurring late fees. For example, in New York City, it’s five days. The city also caps that fee at $50 or 5% of the monthly rent, whichever is lower.
You should include the grace period and late fees that you intend to apply in your lease agreement so tenants know the consequences of missing payments. At the same time, what you include in the lease must be in accordance with local laws.
4 – Renewal Clause
Tenants and landlords often decide to renew leases when the original lease term is over. It’s a good idea to include rules about the process in the lease so you aren’t left wondering whether the tenant intends to renew or if you need to start looking for a new tenant.
You can specify that the tenant has a specific period to let you know whether they intend to renew or not—for example, 30 to 60 days. If they don’t let you know within that time frame, you can assume they will move out and proceed accordingly.
You also can set the lease to automatically renew unless the tenant specifically states their intention to vacate. This is more common with month-to-month leases.
It’s good practice to let the tenant know how much notice you will give them if you decide not to renew the lease, perhaps because you intend to use the property for a different purpose. This should be comparable to the notice they need to give you so tenants have time to find a new home if necessary.
5 – Security Deposit Clause
The amount the tenant will pay for the security deposit should be included in the lease, along with the stipulation that they cannot move in until the security deposit is paid.
Landlords also have a responsibility to manage security deposits fairly, so the lease should inform the tenant where and how the security deposit will be held.
The lease should include information on how the security deposit can be spent—for example, to fix damage or pay for excessive cleaning, if required. Remember that you cannot use the security deposit to manage general wear and tear, so if you include this in your lease agreement, it will not be legally binding.
Another provision to include is whether the deposit can be used to cover the last month’s rent. While many landlords allow this for convenience, it’s not always a good idea. If the tenant moves out without paying the last month’s rent, assuming it’s covered by the security deposit, and then the landlord discovers damages, they must pursue the tenant for more money to cover the cost.
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6 – Early Termination Clause
There are many reasons why either you or the tenant may wish to end the lease early. Perhaps they got a new job and need to move to a new city. Since they have signed the lease, the tenant is technically still liable for that rental agreement until its end, but you can include instructions on how they can terminate the lease early if necessary.
This should include how they should let you know and how the outstanding rent will be resolved. You can leave it up to the tenant to find a sublet or make them responsible for the rent until you can find a qualified new tenant, which you are obliged to do promptly.
This early termination clause protects you from lost rental income and helps the tenant understand the right way to break a lease if it becomes necessary.
7 – Right To Entry Clause
When you sign a lease agreement with a tenant, you’re giving them the right to fair use of the property, which then limits your right to enter. With the exception of specific emergencies, such as a fire or gas leak, you must give the tenants at least 24 hours notice before entering the property, including for inspections or repairs.
In some states, you need to give longer notice–for example, 48 hours–for an end-of-lease inspection or to show the property to potential new tenants.
While what you can do is dictated by law, it’s a good idea to make this clear in the lease as well, so tenants know how you will contact them and how much notice you’ll give. You can also state what constitutes an emergency and how long it might take you to visit if they call you.
Bear in mind that if you include elements in this clause that break the law, such as a reduced notice period, this part of the lease agreement will become inapplicable.
8 – Joint And Several Liability Clause
If you have multiple tenants in your property, you may not be particularly interested in how they divide the rent between them, as long as it’s paid. But conflicts between tenants about who should pay the rent can result in late payments that leave you out of pocket.
A liability clause states that the tenants collectively are responsible for full payment of the rent and not simply for a portion of the rent. Therefore, if one of the roommates refuses to pay their portion for any reason, the other tenants are still responsible for ensuring that the full rent is paid on time.
This liability would also extend to damages. If one roommate causes damage to the property and then disappears, the remaining roommates would still be liable to pay for the damages under this lease clause.
9 – Subletting Clause
It’s up to you whether you allow your tenants to sublet, whether that be subletting a room to an unnamed tenant, subletting the entire property if the original tenant decides to move out early, or subletting intermittently through vacation rental services.
You can prohibit your tenants from subletting without formal approval, for example, to add a roommate or if they intend to move out early. Or you can grant tenants the freedom to sublet based on certain terms and conditions. You can also add requirements such as an additional security deposit for subletters.
As a landlord, you can also include a clause in the rental contract that states the tenant who holds the lease is responsible for any damage that might be caused by their subletters.
10 – Surrender Of Premise Clause
While the general expectation is that tenants will return a property to the landlord in the same condition in which they received it, except for standard wear and tear, this can be hard to enforce without a surrender of premise clause. This clause states the condition the property should be in when vacated.
The lease should specify that the tenants must remove all personal items, dispose of all garbage, thoroughly clean the inside of the property, and leave outside and common areas in a reasonably clean state.
If these requirements aren’t clearly spelled out, it could be challenging to legally deduct from the security deposit charges such as waste disposal and removal of personal property that does not belong to the landlord.
Bonus: Indemnification Of Landlord Clause
The lease should include a clause that the tenant cannot hold the landlord responsible for the loss or damage of property or the injury of any person on the premises. The landlord cannot be held responsible for things that happen on the property that are beyond their control.
However, this clause will not extend to any issues resulting from the property not being maintained in a safe and habitable condition. For example, if an accident resulted from an existing structural integrity problem that the landlord has ignored, the landlord can still be liable.
Lease Clause FAQs
Below are answers to some of the most frequently asked landlord questions about lease agreements.
How can landlords ensure their lease agreements comply with local laws?
Landlords should research local and state housing laws to ensure their lease agreements are compliant. This may involve consulting legal resources, hiring a real estate lawyer, or using updated templates from a reputable property management company.
Can landlords change the terms of a lease agreement after it has been signed?
Generally, the terms of a lease agreement cannot be changed unless both parties agree to the modifications in writing. Any changes should be documented as amendments to the original lease and signed by both the landlord and tenant.
What should landlords do if tenants violate a clause in the lease agreement?
Landlords should follow the procedures outlined in the lease agreement for dealing with violations. This typically involves providing written notice to the tenant detailing the violation and offering a chance to remedy the situation within a specified time frame. If the issue is unresolved, landlords may need to pursue legal eviction, adhering to local laws and regulations.
Protect Yourself With A Good Lease Agreement
If you create an entirely one-sided lease agreement that compromises a tenant’s legal rights, the lease will not be considered legally binding if you face problems later on.
However, ensuring that a few important allowable clauses are included in the rental agreement can go a long way to protecting your interests as a landlord.
Note: RentPrep does not provide tax, legal or accounting advice. This material has been prepared for informational purposes only and is not intended to provide, and should not be relied on for, tax, legal, or accounting advice. You should consult your own tax, legal, or accounting advisors.
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By: Christa Niemann
Tips for How to Deep Clean Carpets in Your Rental Units
Some properties have a certain look or smell to them that makes you think that someone didn’t take the time to properly take care of it. A large part of the way a rental property seems to prospective renters is the flooring—carpet that is clean, stain-free, and regularly vacuumed is a much better look than a carpet that is harboring dirt and mildew.
But carpet cleaners are expensive. Lucky for you, there’s an alternative: landlords and tenants can clean their carpets themselves. Keep reading to learn how to deep clean carpets better than the pros.
Why Should You Clean Your Own Carpet?
You may be thinking, “why would I ever want to clean my carpets myself?” Although calling those professionals with the fancy carpet-cleaning machines sounds tempting —and it’s satisfying to watch the dirty water tank get poured out after steam cleaning—what isn’t so tempting is how much your wallet will hurt after they come and complete the job.
Knowing a few simple tips and processes to cleaning your own carpets can teach you that you don’t need to shell out precious profit to hire professional carpet cleaning. It all comes down to having the right cleaning materials, the time, and the patience to scrub those tough stains out of your carpet fibers.
Pre-Cleaning Steps
Like any deep cleaning process, an effective carpet cleaning starts with a good pre-clean.
First, gather the supplies. You’ll need a good quality carpet scrub brush. If you don’t have a carpet brush, you can use a broom and dustpan. Using these tools, you can dislodge deeply rooted dirt and debris. Next, a cleaning solution using everyday household items like vinegar and baking soda will help you make your carpet shine. You’ll also need clean towels or cloths and a bucket to use your cleaning solution effectively.
Giving your carpet a thorough vacuuming is the second step in your carpet pre-cleaning process. Don’t just go over the carpet once—be sure to vacuum slowly a few times to remove loose dirt and dust as much as you can.
Finally, before the actual cleaning begins, choose a small, hidden area of carpet to spot test your solution. There are different kinds of carpets that respond better to different carpet solutions, so spot testing whatever solution you’ve made ensures you don’t accidentally discolor or damage your carpet.
Carpet Cleaning Solution Options
Although a vinegar and water solution is the most common natural carpet cleaning agent, there are a few different solutions you could try.
To make a classic water and white vinegar solution, mix equal parts water and vinegar in a spray bottle. This is a simple solution that can avoid common household allergens, reduce use of excess water, and work effectively to strip harmful dirt in high-traffic areas from your carpet.
Another option is dish soap and warm water. Only drop a few drops of dish soap into a bucket and mix it with warm water. Try not to soak the floor when using this solution—surface scrubbing will do.
Baking soda also works wonders to lift up stubborn stains. Start by sprinkling a generous amount across your carpet, then spray on a mixture of water and carpet shampoo over those areas. Once everything dries, you can vacuum up the remaining baking soda.
Shaving cream is a lesser known but old-school carpet hack to treat spills and stains. Apply a small amount of shaving cream to the stain, and let it sit. Or, if you’re looking at an older or shaggier carpet type especially in need of a clean, consider picking up a simple carpet deodorizer.
After applying any of the above solutions, blot the area with a damp cloth or scrub the stain with a brush.
Lastly, spot removers may be necessary to remove particularly stubborn spots or stains.
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Deep Cleaning Without a Machine
Not everyone has access to proprietary cleaning equipment. The following process is a simple yet effective way of cleaning your carpet by hand. Here’s how to deep clean carpet in your rental property:
- Gather the necessary cleaning supplies
- Vacuum your carpet thoroughly
- Create your chosen cleaning solution
- Spot test your solution on a hidden part of your carpet
- Apply your cleaning solution generously, then use a carpet brush to agitate the dirt to the surface
- Rinse the spot by blotting with a wet cloth
- Allow the carpet to dry thoroughly to avoid mildew.
Drying Tips
Properly drying your wet carpet is important so as not to allow mold and mildew to grow. Remember that the faster your carpet dries, the less chance there is for mold or mildew to form from the excess moisture.
Use a wet cloth to blot up most of your solution, then, if needed, use a wet/dry vacuum to suck up as much water as possible. If you don’t have access to a wet/dry vacuum, try to towel dry the area as effectively as you can, and let it air dry.
Maintaining Your Clean Carpets
Like all aspects of a property, your carpet demands regular upkeep and maintenance. Now that you’ve treated your carpet stains, how do you keep your carpets squeaky clean?
One of the simpler, yet effective, methods of keeping your carpet clean is regular vacuuming. You should try to pull out the vacuum cleaner once or twice a week to prevent surface dirt or pet hair from settling.
Also, when you see a spill, treat stains immediately. Spot cleaning instead of allowing the stain to settle is the best shot you have at it not being permanent. Use your homemade cleaning solution or purchase a carpet cleaner at a store for removing pet stains, spilled drinks, nail polish, or any other common stains.
Finally, try not to wear shoes on your carpet. Shoes track in dirt, grime, and who knows what else into your home (and onto your entire carpet). Although you can’t see it, shoes also track in allergens and pollen. The best way to keep your carpets clean is to prevent the stains from occurring in the first place.
Conclusion
Deep cleaning your carpets by hand is a cleaning method that ensures the deepest and most thorough clean without breaking the bank. A clean and well-maintained property is a great way attract renters passing through on a tour or to keep current renters. Remember that your efforts do not go unnoticed – a sparkling carpet is the sign of a dutiful landlord.
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