Background:
Meet Susan M., a landlord from Houston, Texas. In 2022, Susan purchased a duplex in a neighborhood known for high tenant turnover and frequent property issues. The building had been vacant for months, and local investors warned her about troublesome tenants and ongoing repairs.
What Susan Did Differently:
- Thorough Tenant Screening: Susan implemented a strict tenant screening process. She required credit checks, criminal background checks, and solid references from all applicants. She also met each potential tenant in person, ensuring she understood their needs and expectations.
- Proactive Property Improvements: Instead of waiting for complaints, Susan immediately addressed deferred maintenance—replacing old appliances, fixing plumbing, and repainting interiors. She invested in minor curb appeal upgrades, like new landscaping and security lighting, which made the property more attractive and safer.
- Clear Lease Agreements: Susan updated her lease agreements to be detailed and landlord-friendly, covering late fees, maintenance responsibilities, and clear rules for pets and guests. She used AAOL’s recommended templates to ensure compliance with Texas law.
- Consistent Communication: Susan set up a monthly email update for her tenants, sharing tips on property care and reminders about policies. She responded to maintenance requests within 24 hours, building trust and reducing tenant anxiety.
- Strategic Rent Increases: After one year of stable tenancy, Susan justified a reasonable rent increase by providing a list of property improvements and comparable local rates. Her tenants accepted the increase, recognizing the value she’d added.
The Results:
Within 18 months, Susan’s duplex was fully occupied with reliable tenants who paid on time. The property’s value increased by 15%, and her rental income rose by 20%. She spent less time dealing with emergencies and more time growing her rental portfolio. Local real estate agents now refer tenants to her because of her reputation for fairness and professionalism.
What Landlords Can Learn From Susan’s Story:
- Screen Thoroughly: Don’t skip background checks or reference calls—quality tenants are worth the extra effort.
- Invest Early in Maintenance: Tackling small repairs and upgrades upfront prevents bigger headaches and attracts better tenants.
- Use Strong Lease Agreements: Clearly outline expectations and use state-compliant templates to protect yourself legally.
- Communicate Consistently: Proactive, professional communication builds trust and encourages tenants to respect your property.
- Be Strategic With Rent: Justify increases with concrete improvements and market comparisons to avoid turnover.
Ready to level up your landlord game?
Join AAOL and get access to proven lease templates, tenant screening tips, and a support network of successful landlords. Become a member today.
