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If you have ever stared at a lease wondering whether you need a lease addendum vs new lease entirely, you are exactly who this episode is for. It is one of the questions Kevin and I get asked often, and it makes sense why. The wrong call does not just feel messy; it can leave your paperwork unable to hold up when you actually need it to.
In this episode, we walk through the simple test we personally use every time something changes mid-lease, whether that is a new pet, a new fee, or a tenant situation nobody saw coming. We share a few of our own stories along the way, including a routine mold inspection that turned up something unexpected in a supposedly empty closet, and the time complete strangers tried to rent one of our units with zero intention of ever actually living there.
We also pull back the curtain on where Kevin and I personally get our own leases and addendums from, and we give an honest, unsponsored rundown of the landlord software platforms people ask us about constantly, so you can decide what is actually worth paying for.
By the end of this episode, you will have a clear, repeatable way to know exactly which document to reach for, every single time something changes.
What You’ll Learn in This Episode
- The simple test we use to decide between an addendum, an amendment, and a brand-new lease
- The difference between changing a term that already exists in your lease versus adding a completely new one
- Real examples of when an addendum is all you need, including pets, utility fees, and subletting rules
- Why a routine inspection once turned into a lease decision we did not see coming
- The near miss that almost turned one of our own units into a full time Airbnb, and the insurance detail every landlord should know about short-term stays
- When a rent increase, a security deposit change, or a new lockout fee only needs an amendment
- When occupancy or timeframe changes means you need to redo the lease completely
- Why getting this distinction wrong can cost you in front of a judge or with a confused tenant
- Where we personally get our own leases and addendums from, and what it actually costs
- An honest, unsponsored breakdown of the landlord software platforms people ask about most
Key Takeaways
1. Lease Addendum vs New Lease: The Simple Test We Use
Our rule of thumb is this: if you are adding something that was not in the original lease, like a new pet policy or a new utility fee, an addendum is all you need. If you are changing a term that already exists, like the rent amount or the security deposit, that is an amendment. And if the relationship or the financial terms have changed enough that a judge would need real effort to piece the story together from your original lease plus an attachment, it is time to write an entirely new lease.
2. Addendums Handle New Rules Without Touching What You Already Signed
We cover real examples from our own properties, including a pet addendum we personalized for a tenant’s new cat, and a utility fee addendum we rolled out when we started billing tenants for a portion of water, sewer, and garbage costs. We also share a story about a near miss with a couple who wanted to rent one of our units purely to sublet it on Airbnb, and why that pushed us to start offering midterm rentals ourselves.
3. Amendments Update What’s Already There, Redoing the Lease Starts Fresh
Sometimes you are not adding something new, you are changing a number or a rule that already exists, like raising the rent to offset a higher insurance premium. That is an amendment. But when the occupancy or the timeframe of the agreement itself changes, like a guest becoming a permanent roommate or a tenant’s child turning eighteen mid-lease, we walk through why that calls for a completely new lease instead.
4. Where We Actually Get Our Own Leases and Addendums
Kevin and I pull our own leases from the California Apartment Association, a paid membership that gives us far more than templates. We also talk through what to look for in a state or local rental housing association if you are outside California, and when it makes sense to simply pay a real estate agent to draft the lease for you. From there, we give an honest comparison of Innago, TurboTenant, RentRedi, DoorLoop, and ezLandlordForms, including which ones we actually use ourselves.
Legal Disclaimer: Nothing in this episode constitutes personalized legal or financial advice. Always consult a licensed real estate attorney or CPA for guidance specific to your state, city, and situation.
Links & References Mentioned in This Episode
Episode 32-34: Our Lease and Addendums Masterclass (starts at EP32)
Episode 115: Our New Utility Fee Breakdown
Episode 129: Should You Allow Smoking in Your Rental
Episode 130: Guest Policies — What They Are, Why They Matter, and How to Actually Enforce Them
Episode 22: The Pros and Cons of Renting to Pet Owners
Episode 61: Fair Housing and Emotional Support Animals (ESAs)
Episode 108: Navigating Reasonable Accommodation Requests
Innago: Completely FREE landlord management software
TurboTenant: Great landlord management software for newer landlords
RentRedi: Management Software that syncs with QuickBooks’s Online
DoorLoop: The best landlord management software for larger portfolios
EZLandlordForms State specific leases and addendums, over 400 forms available!
California Apartment Association Where we get our landlord forms
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Estimated reading time: 3 minutes