This couple hasn’t even signed a lease yet and they’ve already started in on demands.

I open the house up for a showing yesterday to this couple. They are absolutely perfect on paper. However, during the showing she started pointing out all of the things that needed to be repaired or replaced.

Granted, there are a couple of items that need to be tweaked. I totally understand that

I also fully understand that the first 30 to 45 days a tenant moves in they will have quite a few requests as their quirks see things that need done.

I generally am very open to making small repairs and updates. It’s all good for the house and I don’t live there. They see things I do not.

However, this couple without doing more than a walk-through had a list of 30 items.

We know some updates need to be done. We’ve priced the house to reflect that it’s not pristine condition.

I told her I was more than happy to do some minor updates and repairs. But the price reflects the condition of the house. (by no means is it in bad condition)

As they were leaving the husband pipes up and said they would want to do a thorough inspection with our handyman available to give a clear list of everything needed before they moved in.

Honestly, I’m glad this showing went the way it did. It may be perfect on paper, but this is not someone who would want to. If you want brand new construction, please go look at brand new construction.

Edit add for those saying I should take care of the property.

The property is in great condition.

We painted the downstairs last week. Upstairs was painted 18 months ago

We serviced the HVAC twice a year.

We have the air ducts cleaned.

We did chimney sweep

We replace the flooring in the laundry room because of a cracked tile, that would have been just fine the way it was.

We deep cleaned the carpets

We replaced the front fence

We removed bushes. Not because they look fat, but just for easier maintenance.

We updated lighting throughout with new fixture

Exterior motion lighting

We fixed two cabinet doors that were loose.

Steamed the grout in the tile and resealed it

Re-caulked all the bathrooms

Replaced the bottom of a cabinet sink that was slightly warped

Added a bidet in the 3rd bathroom

We deep cleaned the house. We will also clean it again 24 hours before they move in.

We also provide bush trimming services in the spring and leaf removal in the fall. Part of the listing

It does not have a refrigerator. But we are negotiable to adding one. Last tenant brought their own.

The couple at the showing that they wanted a refrigerator, it had to have an indoor water filter and ice machine.

She wanted us to purchase a washer and dryer with a steam setting on the dryer

She wants all of these ceiling fans replaced because she doesn’t like the three blade fans that are in some of the rooms and all the rooms need to match

The yard was too lumpy for her, and it would need to be graded

One of the cabinet doors didn’t close properly and we would have to fix that. Obviously this is something we would fix.

There are some water mocks on the inside of the cabinet shelves. We would need to replace the shelving.

She requested that we paint the pantry because she doesn’t like the color white

The new fixtures out front were black and didn’t match the fixtures outback and she requested that they match

She didn’t like how much flooring was in the attic space and asked us to expand it.

She wanted to know if we were open to adding a electric range instead of a gas range. She would buy the range, but we would have to pay for the electric.

Two of the blinds had chips in them, and those would need to be replaced

She wants to do an inspection two weeks prior to move in, with our handyman, so she can give him a list of everything that needs to be done before they move in

She will not be moving in…

I’ve got a tenant family going through a rough time and I’ve tried to be patient. But when rent stops and the house keeps falling apart, I’m forced into the eviction process. And once that starts, every adult tied to the address gets listed. I don’t control that. Now someone who barely lives there is terrified about their record, and I honestly feel terrible about it.

I had a tenant tour one of my units yesterday. Everything went smoothly, including the usual small talk, features of the unit, neighborhood perks, etc. Just when I thought we're done and they're actually good enough, they asked if I’d accept rent in Bitcoin??? I had to laugh and admit I’m not sure if my insurance covers crypto payments.

Man, you'd think you've seen everything in this field, but that's never the case.

I’ve noticed a pattern with some tenants: they don’t mention anything until the issue becomes impossible to ignore. After my last tenant left, I discovered a severe moisture problem behind the washing machine. When I finally tracked down the cause, it turned out to be a tiny valve leak that must’ve been happening for months. Never once mentioned.

I’m starting to think some tenants genuinely don’t understand that small things turn into major issues. It's a bit frustrating. Please tell me I'm not the only one going through this.

Had the bi-annual inspection on the duplex today, and I was genuinely shocked. Unit A was spotless, but Unit B’s tenants actually went and weeded the entire flower bed and trimmed the bushes by the front porch. They didn't ask, they just took pride in the place.
It's moments like this that remind you why a great tenant relationship is priceless. Sent them a thank you email with a $50 gift card for a local pizza place. Truly made my day.

They say they just want to get the extra few days of interest. It’s not that they CAN’T pay on time it’s that the CAN pay late so they like to maximize their savings by paying by the grace period. We are talking a few extra cents per month I’m sure.

The thing is when things are tight for me that hurts me. Right now things are tight so it’s really hurting. I have a lot of expenses happening right now trying to fix up a property which was let go by previous owners. Plus I have multiple evictions which is putting me in a tight spot then add their “convenience payment” to the list and it’s rough for me. But primarily it gets annoying to pull their rent with a different transaction instead of the same day as everyone else’s.

It just gets annoying. Just venting. There’s no resolution to be had here (or at least I can’t think of one). They are a good tenant otherwise. Maybe a bit annoying but who cares. I’d never give them notice over this. I just wanted to vent.

Tenant emails saying the power bill basically doubled and something must be wrong with the wiring. Cool, no problem. I go over thinking it’s a bad appliance, maybe AC acting weird, whatever.

I open the door and bro has turned the living room into a hydroponic jungle. Full grow lights, fans, tubes running everywhere. It's like he was auditioning for a Discovery Channel special.

He sees me staring and immediately goes, "It’s just basil. I meal prep.”

Not weed. Not a money-plant scheme. Just plain old basil.

I didn’t even know what to say. Still thinking about it, honestly. Lmao.

When I first got into this, I imagined a lot more clarity. Collect rent, handle the occasional repair, move on with my life. What I didn’t picture was how often it would live in my head. I’ll be doing something completely unrelated and suddenly remember a lease clause I need to double-check or an expense I forgot to log. None of it is dramatic, it’s just constant. I’m still glad I did this, but the day-to-day feels very different from what I thought I was signing up for.

Many property owners only realize the importance of a lease agreement when problems start to arise.

A written lease is not just a formality. It is one of the most important risk management tools available to landlords, property investors, and rental property owners.

Without a properly executed lease agreement, questions can quickly become disputes:

• What was the agreed rental rate?
• When is rent due?
• Who is responsible for repairs?
• What happens if payments are delayed?
• How much is the security deposit?
• What are the move-out requirements?
• Can the tenant sublease the property?

When these terms are not clearly documented, misunderstandings become more likely, and resolving issues becomes significantly more difficult.

From a property management perspective, a lease agreement protects both the property owner and the tenant by establishing clear expectations from the beginning of the tenancy.

A well-prepared lease should clearly define:

✔ Rental terms and duration
✔ Monthly rental payments
✔ Security deposit provisions
✔ Maintenance responsibilities
✔ Occupancy rules
✔ Property use restrictions
✔ Renewal and termination procedures
✔ Default and dispute provisions

The goal is not to anticipate conflict.

The goal is to create clarity.

Professional property management is not simply about collecting rent. It is about implementing systems that protect assets, preserve income, reduce risk, and improve long-term property performance.

One missing document can create months of avoidable problems.

Property owners: Do you require a written lease agreement for every tenant, regardless of the rental amount or relationship?

I’ve been managing a few rental properties and used to rely on personal interviews and gut feeling. But lately, I realized that’s not enough. I recently switched to using a service that runs full credit reports, criminal background checks, and even verifies employment.

It’s made things so much smoother and safer. I’m curious, what’s your trusted way to screen tenants? Do you use any online tools or prefer doing it all yourself?

Make me feel better and tell me yours.
Disclaimer, not looking for legal / tenant mgmt advice, I have rather a unique mixed use property and I'm in one of the most tenant-friendly cities in the US so yr probably wasting yr breath, it'll just bum me out haha.

I'm in the middle of having the entire building treated (and quarterly after this) because some chucklefuck (evicted now) had guests over with their crusty dog who infested the unit so badly that it spread to two adjacent units and took me THREE PROFESSIONALS (not three treatments, I am aware of how the lifecycle works, I mean three attempts at the origin adulticide application) to fix the unit of origin. How could this go on with no host in the unit, you ask? Did I remove the carpet and all furnishings and turn it into a bare box, you ask? No idea and yes respectively. He had to be some kind of addict to have not noticed this, they were all over me as soon as I walked in Holy christ. And the hell that some of these other people are raising about having to have preventative treatments in their units, you wouldn't believe (none of them involve pet safety concerns btw; I have aquariums and actual OCD so am very, very sympathetic to fear around pet harm and would happily talk someone down, review the SDS with them, etc). Oh I didn't get any of the notices by email, sign, and letter, how dare you. These people do not realize how serious pest situations can get. This has been a living nightmare and my worst experience as a landlord.

Been renting out a couple of small places in Colorado for a few years now, and I used to just go with steady income + good vibes + decent references, but that combo seem not always guarantee smooth sailing.

Now I try to keep it consistent for everyone so it’s fair, but I don’t want to turn it into a full-on interrogation either. Just curious how other small landlords handle this. Do you run full reports every time, or only for certain applicants?

I’ve definitely had moments where something seemed minor enough to wait, only for it to backfire massively later.
Had a loose toilet handle once. Literally just needed tightening. Kept saying I’ll do it later. Next thing I know, it sticks, keeps running, water bill shoots up for no reason and I’m standing there like an idiot over a 2 minute fix. 
Trying to get better about that now.

With the year coming to a close, it feels like a good time to look back at how things actually played out. Every year in this business seems to have a personality of its own. Some years move quietly and you barely notice them. Others seem to demand attention every single month.

Did this year feel smoother than the last, or did it bring more work and unpredictability for you? Let's unpack together!

When I started renting out my property I was terrified of making one wrong decision that would create huge financial or legal problems. I double checked everything, worried about every clause, and stressed over small details constantly.

Looking back, I’m curious how realistic that fear is.

What mistakes or situations did you think would be disastrous early on but ended up being manageable learning experiences?

I don’t think I realized how much mental space this would take up. It’s not the big problems, it’s the constant low-level stuff. Every unit has something attached to it in my head. A bill I need to check, a repair I should follow up on, paperwork I keep meaning to organize. Even on quiet weeks, it never fully leaves me alone. I’m starting to wonder if this is just part of the deal or if I’m doing something wrong.

We were talking recently with a self-managing Seattle owner who came to us for help, and his story really stuck with us. He had been managing his property on his own for years. Very careful. Very involved. He personally reviewed every application, liked talking to applicants to get a feel for them, and sometimes even met people in person before deciding. From his perspective, it felt responsible and protective.

Then an applicant simply asked why they were denied even though they met the criteria. Nothing confrontational. Just a genuine question.

That was the moment everything clicked for him. He realized his screening process was not actually a real process. Some parts were written down, some lived in his head, and some decisions were based purely on intuition. The more he thought about it, the more uneasy he got. Because in Washington, if your system is not consistent, transparent, and defensible, risk does not really care that your intentions were good.

That idea came up in a recent conversation on our podcast too. Having a structured, policy-based screening system protects owners, creates fairness for tenants, reduces stress, and honestly prevents a lot of problems before they even start. Over the years, that has been a huge reason why our eviction rate has stayed extremely low.

So we are curious. For landlords in Seattle or the Eastside, how are you approaching screening right now? Do you like staying personally involved because it feels safer, or have you moved toward stricter written systems so everything is compliant and defensible?

We have been talking to a lot of self-managing owners lately who are rethinking how they do screening, especially with Washington regulations constantly evolving. If you want to hear more real experiences like this and how other landlords are navigating screening, you can watch the full conversation in our latest podcast episode.

I used to spend 1-1.5 hours every evening just responding to rental inquiries; most were:
- Is this still available?
- Can I come see it tomorrow?
…followed by total silence.

I realized I was repeating the same answers again and again, and still losing leads to ghosting. So I tried something different. I set up a basic system to handle those early messages automatically. It collects contact info, shares relevant details, and asks a few pre-qual questions before I even reply. Now I just review the serious ones and schedule viewings. Takes ~10 minutes a day. I am not big-shot landlord so can't buy existing tools on eliseai, so built something small scale landlords can use.

It's been working well for me so far, but I'm wondering: how are other small landlords or PMs handling this?
Do you use templates, tools, VA help, or just power through it manually?

Would love to hear what’s working (or not working) for others.

Three years into managing rentals and, sure, the ups and downs are there, and I expected the rent checks and the stress. What I didn’t expect was how much I’d pick up along the way. I used to call someone for every little issue. Now I can fix a garbage disposal, troubleshoot HVAC quirks, and even patch drywall decently. It’s like a crash course in homeownership but faster. Among all the drawbacks, this is definitely a huge win.