House rental lease terms (apartment, tenant, renters, carpet)

[TechLabRat]

first time for us renting a house, we are very excited that we will have some space outside for the kids to play.
However, we have not signed the contract yet and there are some terms that we are concerned about that i thought I'd share with you and see what you think.

Are these terms too restrictive, not typical or too stringent in any way?

1-Landlord does not have a contract with an exterminator and will provide a one time extermination service if pests are found at move-in walkthrough

2-Landlord requires that we use a professional carpet cleaning service on move out and provide him with the receipt as proof.

3-Washer and dryer are provided as-is, landlord is not responsible for repairs.

4-We are not allowed to drive any nails or screws in the wall before getting written permission from landlord.

5-No time window is specified between us calling in a maintenance request and the landlord responding or sending someone to handle the issue.

6-We are required to winterize the backflow assembly for sprinklers at our expense.

7-We are required to change all filters (AC, etc) at our expense at least every three months.


What do you guys think? I appreciate all your thoughts.

[floridacara]

1-Landlord does not have a contract with an exterminator and will provide a one time extermination service if pests are found at move-in walkthrough

Some leases state that landlords will provide pest control, others don't. I don't think any states mandate that landlords must provide it, so he's still doing something. If pests are found, and the extermination does not completely fix the problem, you may be able to have him provide additional services to completely rid the property of pests. If there are no bugs at move in, then there isn't a problem, and it would be logical to assume that any pests in the property were brought in by the tenants.

2-Landlord requires that we use a professional carpet cleaning service on move out and provide him with the receipt as proof.

This is logical - if you don't clean the place back to 'move-in standards' (minus reasonable wear or tear), you'll be charged the cost of getting the apartment cleaned.

If you arrange to clean the property yourself, you'll likely save money than if you wait for the landlord to charge you. I'd suggest looking on Groupon, a professional steam cleaner offer appears roughly once a month, so you can buy the deal and keep it until needed.

3-Washer and dryer are provided as-is, landlord is not responsible for repairs.

This is also fairly common, that all appliances are provided as-is and just there for the tenant's convenience, but are not maintained by the landlord. Sometimes a lease will specify that only the stove and fridge are included in the lease and anything else are provided for convenience only but it is up to the tenant to care for them and if they break, won't be replaced unless tenant does it.

4-We are not allowed to drive any nails or screws in the wall before getting written permission from landlord.

This seems a little strict, but I've seen it before. I've signed leases where it's stated, but permission is pretty easy to get. It protects the landlord from people putting huge screws/wall mounts into the wall that can damage the walls (or ceilings).

Typically, you won't have any problem getting permission putting up nails for things like hanging pictures or shelves. These holes are small, rarely cause damage, and are easily fixed via putty.

5-No time window is specified between us calling in a maintenance request and the landlord responding or sending someone to handle the issue.

This may be covered by your state's landlord/tenant laws, so having it excluded from the lease doesn't mean that you are not protected.

6-We are required to winterize the backflow assembly for sprinklers at our expense.

This seems excessive to me, personally, but I've never dealt with having to winterize property.

7-We are required to change all filters (AC, etc) at our expense at least every three months.

This is also fairly reasonable, and cheap. A basic AC filter from walmart costs less than $1. Most leases that I have signed will typically indicate the landlord will change them - but, this provides the landlord a reason to 'quietly' inspect the property and ensure that the tenant is not damaging the house/property.

[MrRational]

well done cara!

[TechLabRat]

Originally Posted by floridacara

1-Landlord does not have a contract with an exterminator and will provide a one time extermination service if pests are found at move-in walkthrough

Some leases state that landlords will provide pest control, others don't. I don't think any states mandate that landlords must provide it, so he's still doing something. If pests are found, and the extermination does not completely fix the problem, you may be able to have him provide additional services to completely rid the property of pests. If there are no bugs at move in, then there isn't a problem, and it would be logical to assume that any pests in the property were brought in by the tenants.

2-Landlord requires that we use a professional carpet cleaning service on move out and provide him with the receipt as proof.

This is logical - if you don't clean the place back to 'move-in standards' (minus reasonable wear or tear), you'll be charged the cost of getting the apartment cleaned.

If you arrange to clean the property yourself, you'll likely save money than if you wait for the landlord to charge you. I'd suggest looking on Groupon, a professional steam cleaner offer appears roughly once a month, so you can buy the deal and keep it until needed.

3-Washer and dryer are provided as-is, landlord is not responsible for repairs.

This is also fairly common, that all appliances are provided as-is and just there for the tenant's convenience, but are not maintained by the landlord. Sometimes a lease will specify that only the stove and fridge are included in the lease and anything else are provided for convenience only but it is up to the tenant to care for them and if they break, won't be replaced unless tenant does it.

4-We are not allowed to drive any nails or screws in the wall before getting written permission from landlord.

This seems a little strict, but I've seen it before. I've signed leases where it's stated, but permission is pretty easy to get. It protects the landlord from people putting huge screws/wall mounts into the wall that can damage the walls (or ceilings).

Typically, you won't have any problem getting permission putting up nails for things like hanging pictures or shelves. These holes are small, rarely cause damage, and are easily fixed via putty.

5-No time window is specified between us calling in a maintenance request and the landlord responding or sending someone to handle the issue.

This may be covered by your state's landlord/tenant laws, so having it excluded from the lease doesn't mean that you are not protected.

6-We are required to winterize the backflow assembly for sprinklers at our expense.

This seems excessive to me, personally, but I've never dealt with having to winterize property.

7-We are required to change all filters (AC, etc) at our expense at least every three months.

This is also fairly reasonable, and cheap. A basic AC filter from walmart costs less than $1. Most leases that I have signed will typically indicate the landlord will change them - but, this provides the landlord a reason to 'quietly' inspect the property and ensure that the tenant is not damaging the house/property.

Thanks Cara, that was very helpful.

Does anybody know if it's typically needed to winterize the backflow assembly in the triangle area in North Carolina? If yes, do you know how much it costs?

[STT Resident]

I agree with Floridacara that these terms are quite reasonable and within normal limits. Although I know nothing about winterizing sprinklers' backflow assemblies, a quick Google seems to indicate that it's a simple procedure which doesn't necessitate an advanced engineering degree and/or a team of professional contractors!

For info on your state's mandates about maintenance requests and timing of fixes, google, "(your state) landlord tenant laws" for info on that and a whole lot more.

The extermination deal sounds just fine. I don't know in which state you are or what bugs you might have there but even in the tropics where I live it's not difficult to keep the nasties away by "bombing" once in a while and otherwise taking basic preventative measures.

Congratulations on your new home. Treat it as you would your own (that's of course assuming you don't normally punch holes in walls, rip down doors and let your kids run totally wild!), be a good tenant, pay your rent on time and enjoy.

[STT Resident]

Originally Posted by TechLabRat

Thanks Cara, that was very helpful.

Does anybody know if it's typically needed to winterize the backflow assembly in the triangle area in North Carolina? If yes, do you know how much it costs?

As mentioned, it sounds like something easily accomplished and do a google but here's one site which may be of help:

Technical Tip - Winterizing Your Irrigation System

I'm guessing that this sort of preventative measure is standard procedure anywhere that the temperature drops below freezing - and NC certainly falls in that category. Rather doubt that it would have even been mentioned in the lease if it wasn't something which has to be taken care of annually before winter sets in.

[Lacerta]

1-Normal for my area for single family homes and duplexes

2-Normal for my area

3-Normal for my area

4-Somewhat excessive. Screws I can understand, but nails seems too picky to me.

5-I agree, this is likely covered by state law.

6-Not normal for my area. We have to winterize sprinklers here, and I consider this an owner expense. It should cost less than $50. If you don't know how to turn them back on in the spring, you likely have to pay for that too.

7-Normal for my area

So the only one that is really out of the ordinary for me is #6, and it should cost less than $50 per year if you know how to turn them on yourself in the spring. #4 is unusual, but not unheard of, and it isn't that hard to write in and say "I intend to hang 7 photos, 3 in the living room and 2 in each bedroom, please send me written approval".

[STT Resident]

Originally Posted by Lacerta

4-Somewhat excessive. Screws I can understand, but nails seems too picky to me.
6-Not normal for my area. We have to winterize sprinklers here, and I consider this an owner expense. It should cost less than $50. If you don't know how to turn them back on in the spring, you likely have to pay for that too

It really does depend on the structure of the interior and exterior walls. Concrete versus drywall - BIG difference!

As I said, research seems to indicate that this isn't something overly complicated. If you can winterize it then you can de-winterize it by turning those levers and screws in the opposite direction, right?

It's not something I'd sweat as a tenant unless I did some research and decided that it was something I just couldn't deal with. In which case I'd ask the LL to delete that clause, take care of it himself or hire a contractor to do so and then add on to the monthly rent accordingly.

[Lacerta]

Originally Posted by STT Resident

It really does depend on the structure of the interior and exterior walls. Concrete versus drywall - BIG difference!

As I said, research seems to indicate that this isn't something overly complicated. If you can winterize it then you can de-winterize it by turning those levers and screws in the opposite direction, right?

It's not something I'd sweat as a tenant unless I did some research and decided that it was something I just couldn't deal with. In which case I'd ask the LL to delete that clause, take care of it himself or hire a contractor to do so and then add on to the monthly rent accordingly.

No, winterization requires an air compressor. You can't just turn everything off, you have to blow the air out of all the sprinkler lines, so you don't get frozen pipes. Most people do not have the equipment to do it themselves. Spring turn on is way easier though, and many people do that themselves.

Didn't even think of concrete walls. The only place I have ever lived (or even been in, for that matter) that had concrete walls was my college dorm room.

[manderly6]

I agree with most others. The only thing that seems excessive is the winterizing. Seems like the LL would have to have this done if there were renters or not, so I think that is a bit much to expect.