landlord/tenant Q&A

CATHERINE M. MATTHEWS (R), GRI
Broker-In Charge, Callahan Realty, Ltd.
Past President, Oahu Chapter
National Association of Residential Property Managers

Q. I would like to approach my Landlord about a rent reduction in exchange for caring for the yard. I enjoy yard work, have the time and used to have a home of my own in Washington with a yard three times the size I have now. I know she pays the current company $150.00 per month and they do a terrible job, I am constantly doing yard work anyway just so I have a nice yard. Can you recommend a good approach to take and what I may want to propose?

A. I suggest you outline the things you just shared in a cover letter. Discuss having had a large yard, enjoying yard work and having the time.

Take a few pictures to illustrate the poor job of the current company. I would use it as a tool in a tactful way to show what they do, and maybe a few pictures of what it looks like after you have pitched in as you describe. This may give the Landlord a good overview of what is happening. She may not realize if she drives by of the house that the reason the yard looks no nice is because of you and not the company she pays.

I would then suggest presenting a formal written agreement outlining what you propose to do; it can become an addendum to your rental agreement. Perhaps the owner will want to modify some items, but if you are fair and thorough, perhaps it will be considered as-is. Thigs to include are: How often will you mow and edge? Will you fertilize? How often? Who pays for the fertilizer?

If your lease does not already state how often you will water and for how long, add that to the agreement. If there is a sprinkler system, address who maintains it (I suggest the landlord); however, you should be responsible to report any malfunction. You should also be responsible for damage if you cause it, perhaps running over a sprinkler head with the lawn mower.

If there are hedges or plants, describe how often and the manner in which they will be trimmed. Are their flower beds that need hand weeding? If there are tall trees, indicate that you will not be trimming these trees; they would require a licensed company. Let her know you will be disposing of cuttings in your green waste bin. If you want to plant annual flowers add that to the agreement, but make it clear you will not remove or add large plants without written permission. What will happen if plants or trees become diseased?

If you do not have renter’s insurance, get some and let her know you have liability insurance in case you use a weed whacker and debris hits a car or breaks a window. Renter’s insurance is very inexpensive and could save you some money in the case of an accident.

Lastly, I would put in the agreement that if she is unhappy with the manner in which you are keeping the yard, she should give you 10 days’ notice to rectify the issues or the rent will go back to what it is and a professional will come in again. That way you are giving her something that is fair just in case your situation changes and you cannot maintain the yard properly.

I would think the more professional your presentation the more serious she will take your offer. Keep in mind that this will be a business decision for her. She still has to pay taxes on the amount she reduces the rent in exchange for your services, she may be using a licensed company limiting her liability if anyone should get hurt and she may want to maintain the relationship with the yard company for after you leave. She may also be thrilled that you will care for her property and leave it better than you found it! Be fair and approach with an open mind, whichever way it works out, try not to take it personally. Again, it is a business decision for her which should be respected. Good luck!