Renting to families with kids can bring you long-term tenants who value stability, but kids often leave a trail of scuff marks, spills, and random damages. You can’t deny renters for having kids, but you can take precautions to protect your property against avoidable damage.
- Set clear expectations in the lease
Your lease is your first line of defense against property damage. A strong lease with clear terms makes all the difference. It will determine what’s allowed and what happens if damage occurs. Spelling it out specifically tells tenants you mean business and you’re not going to let them slide.
Your standard lease agreement should include rules about indoor play, like prohibiting activities that can damage the walls. It sounds obvious, but make it clear that activities like riding a scooter, jumping on a trampoline, or playing a ball game inside is a lease violation. But frame it around property care rather than aiming it directly at kids to keep it enforceable.
It’s also crucial to outline the financial consequences for damage beyond normal wear and tear. By making this known up front, you create accountability and have a legal document to fall back on if the tenant causes damage.
Having a solid lease agreement is one of the biggest reasons investors work with professional property managers. For example, Green Residential, property managers from Round Rock, Texas, create iron-clad, lawyer-reviewed leases for their clients. It’s the best way to establish legal protection for damages.
- Require a full security deposit
Regardless of who you’re renting to, always collect the full security deposit without exception. Don’t just charge a few hundred bucks if someone has good credit. Good credit shouldn’t be a reason to go easy on the deposit – it should be used to determine eligibility. Someone who pays their rent on time for years might refuse to pay for damages when they move out. If you didn’t collect a deposit, you’ll need to pay for repairs out of pocket and sue for reimbursement.
Aim for the maximum allowable deposit to protect your investment but keep it within the range of similar units so you don’t price yourself out of the market. When signing a lease, explain to tenants that the deposit is a safeguard for damage. If your property is in a high-risk area, consider non-refundable fees for cleaning or maintenance when legal. You might be surprised to learn that in some states, landlords can charge a one-time non-refundable fee for cleaning if it’s part of their regular move-out process.
- Invest in durable, kid-friendly materials
Sometimes damage can be prevented by using materials that can’t be easily damaged. For example, instead of standard wooden windowsills and doors, opt for high-pressure laminate or polypropylene laminate. These materials aren’t entirely scratch-proof, but they’re much harder to damage.
Light-colored carpets can be swapped out with vinyl plank or scratch-resistant tile flooring. It’s much easier to clean and lasts longer in high-traffic conditions. And don’t forget about scrubbable paints. There’s a good chance a young child will scribble on the wall with a crayon or marker, and scrubbable paint makes it easier to clean.
Another form of protection is to use reinforced doorknobs that stand up better to repeated use and abuse. Sometimes kids open and close doors for no reason, hang on doorknobs, and use excessive, unnecessary pressure or force.
- Perform regular inspections
It’s crucial to catch issues early before they become costly repairs. Schedule routine inspections and walkthroughs on a quarterly or biannual basis to see how tenants are treating the property. Encourage them to report small problems and make sure they don’t think it’s a bother. For example, a leaky faucet left unchecked can lead to mold, which is far more expensive to fix.
In addition to taking photos at move-in, take photos during inspections. Just be sure not to capture your tenants’ personal belongings in the photos. Only capture maintenance issues and damage.
- Explain how to maintain the property
Sometimes tenants don’t know how to maintain the property on their own. Provide them with supportive resources and clear explanations. It helps to provide a move-in handbook with tips on caring for flooring, appliances, and walls. For instance, it’s crucial to let them know when they can’t use certain chemicals on the walls or windowsills.
Proactive protection pays off
Families with kids can be some of your best, long-term tenants, but without safeguards, they can also cause higher repair bills. By drafting an airtight lease, requiring a full security deposit, choosing durable materials, and conducting inspections, you can reduce the risk of extensive damage.
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