We listed our home for rent in mid-June, and my tenant moved in on August 15th. It was an up and down couple of months as I explained in previous posts.
Once we’d gone through all of that and found our tenant, it was time to make it official: create and sign the residential lease agreement.
For obvious reasons we wanted a lease agreement. An agreement clearly lays out the terms of the contract between us (the landlord) and our renter (the tenant). An agreement gives both parties something to rely on if there is any question about how things should happen. For example, if rent is going to be paid late, the agreement should explain what constitutes “late”, what the late fees are, and more.
We’ve all heard the anecdotal stories of tenants from hell. While the proper vetting up front can eliminate most of those problems, a solid agreement will ensure that legally you are protected if your good renter turns bad.
Our lease agreement was also required by our home owners association. Not only did they require us to sign one with the tenant, they gave us some verbiage to include in the agreement.
Lease agreement language is going to differ from state to state, but they will likely contain some of the same basic data. I picked up my lease agreement from a friend and local lawyer who also has a rental property. He gave me his agreement and I modified it accordingly. Some of the key elements from my agreement:
- Term – This section defines the dates of the lease agreement. In my case, the lease runs from August 15, 2012 to August 31, 2014.
- Rent – This section states that the rent is $1,775 a month. It also states when to pay it, where to pay it, and using what method (i.e. direct deposit).
- Security Deposit – This section explains that the security deposit is $1,775 (or one month’s rent) and it also defines what can be deducted from the security deposit at the end of the term.
- Utilities – This section makes it clear that all utilities are the responsibility of the tenant.
- Animals – I edited this section of the agreement to be in line with my pet policy (i.e. one domestic cat).
- Late Charge – This section of the agreement states that the tenant will pay me $25 a day for each day past the first of the month that the rent is not paid.
- Governing Law – Basically states that this agreement is bound by the laws in Texas.
- Notice – Includes the mailing addresses where changes to the agreement should be forwarded.
Nolo.com has a solid list of ten terms to include in your lease agreement.
Thankfully I had a friend to rely on for free residential lease agreement. If you’re not so lucky, maybe you should reach out to a lawyer to have one written up. Rocket Lawyer has a free residential lease generator that looks pretty handy. I shared with you guys earlier that I used MrLandlord.com’s tips for vetting tenants. He also has some example lease agreements that could prove helpful.
When I was going through the process of renting out our unit, I found that it was good to have the lease agreement ready. In most cases, a prospective tenant wanted to look at the lease to make sure they were comfortable with all of the terms. Most tenants were concerned with what happens if they had to break the lease.
The lease signing was fairly straight-forward. I met the tenant on August 12th. We reviewed the property and agreement one last time. We both signed and I immediately photographed the lease and emailed copies to each party. To my knowledge you cannot legally require the first month’s rent and security deposit until the move-in date, so we did not exchange money when we signed the lease. My tenant paid both on the 15th, his move-in date (or as the lease agreement defines it – commencement date). I had, however, previously collected a holding deposit of $500 so that I could feel comfortable taking the property off the market temporarily.
Since the signing all has gone well with the tenant. It’s been very quiet. Seems the hard work spent vetting the tenants is paying off. Next post I’ll share how I’m collecting rent and some of the other methods out there.
If you’re a landlord, how do you handle your residential lease agreements?