---
name: landlord-guide
description: |
  Comprehensive operational guide for landlords covering tenant screening processes, lease creation, rent collection systems, maintenance management, legal compliance including Fair Housing and eviction procedures, accounting and record-keeping, property inspection schedules, and tenant conflict resolution strategies. Use when the user asks about landlord guide or needs help with related topics. Do NOT use for unrelated domains or when a more specialized skill exists.
license: Apache-2.0
metadata:
  author: foundry-skills
  version: "1.0.0"
  tags: "personal-finance investing planning guide"
  category: "personal-finance"
  subcategory: "major-purchases"
  depends: ""
  disclaimer: "educational-finance"
  difficulty: "intermediate"
---

# Landlord Guide

> **Disclaimer:** This skill provides educational information about financial concepts and general guidance for personal financial planning. It does NOT constitute financial advice, investment recommendations, or tax guidance. Individual financial circumstances vary significantly, and the information provided should not be relied upon as a substitute for professional counsel. Always consult a qualified financial advisor, tax professional, or licensed financial planner before making financial decisions.

## When to Use


## Process

1. **Gather requirements.** Ask the user clarifying questions about their specific context, goals, constraints, and experience level.

2. **Analyze the situation.** Review the information provided and identify key factors, challenges, and opportunities relevant to landlord guide.

3. **Develop the framework.** Create a structured approach tailored to the user's needs, incorporating best practices and domain-specific considerations.

4. **Deliver actionable output.** Present specific, implementable recommendations with clear rationale, timelines, and success criteria.

5. **Address edge cases.** Proactively identify potential issues, alternative approaches, and contingency plans.

**Use this skill when:**
- User needs guidance on landlord guide
- User asks about landlord guide best practices or techniques
- User wants a structured approach to landlord guide

**Do NOT use this skill when:**
- A more specialized skill exists for the specific subtopic
- The request is outside the scope of landlord guide


## Questions to Ask First

1. How many rental units do you own or plan to manage?
2. What type of properties (single-family, multi-family, condo)?
3. Are you self-managing or considering hiring a property manager?
4. What state and municipality are your properties in (laws vary dramatically)?
5. Do you have a current lease template, and has an attorney reviewed it?
6. What systems do you currently use for rent collection and maintenance tracking?
7. Have you reviewed your local landlord-tenant statutes recently?
8. Do you have proper landlord insurance (not just homeowner's insurance)?
9. Are there any current tenant issues you need help addressing?
10. What is your property's condition, and when was the last inspection?

---

## Phase 1: Tenant Screening Process

### Application and Pre-Screening

**Pre-Screening Questions (Phone or Email):**
- When are you looking to move in?
- How many people will be living in the unit?
- What is your combined monthly household income?
- Do you have pets? (type, breed, weight)
- Why are you moving from your current residence?
- Have you ever been evicted or broken a lease?
- How long have you been at your current job?

**Application Requirements:**
- [ ] Completed rental application for each adult (18+)
- [ ] Signed authorization for credit, criminal, and background checks
- [ ] Application fee (non-refundable, disclose amount upfront)
- [ ] Government-issued photo ID
- [ ] Proof of income (last 2-3 pay stubs, tax returns if self-employed)
- [ ] Contact information for current and previous landlords
- [ ] Employment verification contact information

### Screening Criteria Framework

**Establish written criteria BEFORE receiving applications. Apply consistently.**

| Criteria | Minimum Standard | Verification |
|----------|-----------------|-------------|
| Monthly income | 3x monthly rent | Pay stubs, employer verification |
| Credit score | 620+ (market dependent) | Credit report |
| Rental history | 2+ years without evictions | Landlord references |
| Criminal background | Per local law requirements | Background check |
| Employment | Currently employed or verifiable income | Employer verification |
| Eviction history | No prior evictions | Court records search |
| References | Positive landlord references | Direct phone calls |

### Adverse Action Requirements
If you deny an applicant based on credit report information:
- Provide written notice of adverse action
- Include name and contact info of credit reporting agency
- Inform applicant of right to obtain free copy of report
- Inform applicant of right to dispute information
- **This is required by the Fair Credit Reporting Act**

### Fair Housing Compliance

**Federal Protected Classes:**
Race, color, national origin, religion, sex (including gender identity and sexual orientation per recent interpretations), familial status, disability.

**Common Additional State/Local Protections:**
Source of income, marital status, age, veteran status, sexual orientation, gender identity, student status, immigration status.

**Fair Housing Best Practices:**
- Use identical screening criteria for every applicant
- Document all decisions with objective, criteria-based reasons
- Never ask about protected class membership
- Advertise without discriminatory language or preferences
- Make reasonable accommodations for disability (service animals, modifications)
- Do not steer applicants to or away from certain properties
- Train any staff or agents on Fair Housing requirements

---

## Phase 2: Lease Creation

### Essential Lease Clauses

**Core Terms:**
- [ ] Parties (full legal names of all adult tenants)
- [ ] Property address and description (including storage, parking)
- [ ] Lease term (start date, end date)
- [ ] Rent amount, due date, acceptable payment methods
- [ ] Security deposit amount and return conditions
- [ ] Late fee policy (amount and grace period -- check state maximums)

**Occupancy and Use:**
- [ ] Maximum occupancy
- [ ] Permitted use (residential only)
- [ ] Guest policy (duration limits)
- [ ] Prohibition on subletting or assignment without consent
- [ ] Smoking policy
- [ ] Quiet enjoyment and noise provisions

**Maintenance and Property Care:**
- [ ] Tenant maintenance responsibilities
- [ ] Landlord maintenance responsibilities
- [ ] How to submit maintenance requests
- [ ] Tenant liability for damage beyond normal wear and tear
- [ ] Lawn care and snow removal responsibilities
- [ ] Pest control responsibilities

**Financial:**
- [ ] Utilities responsibility (who pays what)
- [ ] Pet policy (deposit, monthly pet rent, breed/weight/number restrictions)
- [ ] Renter's insurance requirement (recommended: $100K liability minimum)
- [ ] NSF/returned check fees

**Legal and Compliance:**
- [ ] Entry/access provisions (state-required notice period, typically 24-48 hours)
- [ ] Lead paint disclosure (required for pre-1978 properties)
- [ ] Mold disclosure (where required)
- [ ] Bed bug addendum (where required)
- [ ] Local-specific required disclosures (varies widely)
- [ ] Lease violation notice and cure provisions
- [ ] Early termination clause and penalties
- [ ] Renewal terms and rent increase notice requirements
- [ ] Attorney's fees clause
- [ ] Severability clause

### Lease Addenda to Consider
- Pet addendum (detailed pet rules and responsibilities)
- Parking addendum (assigned spaces, vehicle requirements)
- Mold and moisture addendum (tenant responsibilities for ventilation)
- HOA rules addendum (if applicable)
- Move-in/move-out condition report
- Crime-free or nuisance addendum (where legally permissible)
- Satellite dish/antenna addendum

---

## Phase 3: Rent Collection

### Rent Collection Systems

| Method | Pros | Cons |
|--------|------|------|
| Online platforms (Avail, Buildium, Cozy) | Automated, tracked, professional | Monthly fees for some features |
| Direct ACH transfer | Reliable, low cost | Setup required |
| Zelle/Venmo | Convenient, fast | Less professional, dispute risk |
| Check by mail | Paper trail | Slow, can bounce, lost mail |
| Money order | Guaranteed funds | Inconvenient for tenant |
| Cash | Immediate funds | No paper trail, security risk, strongly discouraged |

### Rent Collection Policy

```
RENT COLLECTION POLICY
-----------------------
Rent Amount: $__________ per month
Due Date: 1st of each month
Grace Period: Through the ____th (check state law for minimum)
Late Fee: $__________ (check state law for maximum)
NSF/Returned Payment Fee: $__________
Accepted Payment Methods: ____________________

Late Rent Escalation Process:
  Day 1: Rent due
  Day ___: Grace period ends, late fee applied
  Day ___: Late rent notice delivered (written)
  Day ___: Pay or Quit notice posted (state-specific timeline)
  Day ___: Eviction filing if not resolved
```

### Partial Payment Policy
- Decide in advance whether to accept partial payments
- Some states: accepting partial payment can reset the eviction timeline
- If you accept partial rent, use a written partial payment agreement
- Clearly document that acceptance does not waive right to full payment
- Consult your attorney on partial payment policies in your state

---

## Phase 4: Maintenance Management

### Maintenance Priority Levels

| Priority | Response Time | Examples |
|----------|-------------|---------|
| Emergency | Immediately (within 1-2 hours) | No heat in winter, gas leak, flooding, fire damage, sewer backup, no electricity, broken lock |
| Urgent | Within 24 hours | No hot water, AC failure in extreme heat, refrigerator not working, toilet not flushing (if only one) |
| Standard | Within 3-7 days | Leaky faucet, running toilet, appliance malfunction, minor electrical issues |
| Routine | Within 2-4 weeks | Cosmetic issues, non-urgent improvements, routine servicing |

### Maintenance Request Process
1. Tenant submits request (online portal preferred for documentation)
2. Landlord acknowledges receipt within 24 hours
3. Assess priority level
4. Schedule repair or dispatch vendor
5. Provide entry notice to tenant (per state law)
6. Complete repair and document
7. Follow up with tenant to confirm resolution
8. File documentation

### Preventive Maintenance Schedule

**Monthly:**
- Test smoke detectors and CO detectors (during occupied inspections)
- Check HVAC filters (replace every 1-3 months)
- Inspect for visible leaks under sinks

**Quarterly:**
- Inspect exterior for damage
- Check grading and drainage
- Test all safety devices
- Inspect common areas (multi-family)

**Semi-Annually:**
- HVAC professional service (spring and fall)
- Gutter cleaning
- Inspect roof for damage
- Check caulking around windows and doors
- Inspect exterior paint and siding

**Annually:**
- Full property inspection (interior and exterior)
- Water heater flush and inspection
- Dryer vent cleaning
- Pest inspection
- Fire extinguisher inspection
- Review and update property insurance
- Update property value assessment

### Vendor Management
- Maintain a list of 2-3 reliable vendors per trade
- Establish pricing agreements for common repairs
- Set spending authorization limits (example: up to $300 without owner approval)
- Require invoices and before/after photos for all work
- Pay vendors promptly to maintain good relationships

---

## Phase 5: Legal Compliance

### Habitability Requirements (General -- Verify Local Law)
Landlords must maintain:
- Structural integrity (roof, walls, floors, foundation)
- Working plumbing (hot and cold water, sewer)
- Working electrical system
- Adequate heating (cooling in some jurisdictions)
- Working smoke and CO detectors
- Pest-free conditions
- Weatherproofing
- Working locks on doors and windows
- Garbage receptacles
- Code compliance

### Eviction Process (General Framework -- State Law Varies)

**Step 1: Identify the Violation**
- Non-payment of rent
- Lease violation (unauthorized occupants, pets, damage)
- Illegal activity
- End of lease term (holdover)

**Step 2: Serve Proper Notice**
| Notice Type | Typical Timeframe | Purpose |
|------------|-------------------|---------|
| Pay or Quit | 3-14 days (varies by state) | Non-payment of rent |
| Cure or Quit | 7-30 days (varies by state) | Lease violation with opportunity to fix |
| Unconditional Quit | Varies by state | Serious violation, no cure opportunity |
| Notice to Vacate | 30-60 days (varies by state) | End of lease term or month-to-month |

**Step 3: File for Eviction (if tenant does not comply)**
- File eviction complaint with local court
- Serve tenant with court summons
- Attend hearing (bring all documentation)
- If judgment in your favor, obtain writ of possession
- Sheriff or constable executes eviction (never self-help eviction)

**CRITICAL RULES:**
- Never attempt "self-help" eviction (changing locks, removing belongings, shutting off utilities)
- Self-help eviction is illegal in all states and exposes you to significant liability
- Always follow the legal process even when the situation seems clear-cut
- Document everything in writing throughout the process
- Consult an attorney, especially for your first eviction

### Security Deposit Laws
- **Maximum amount:** Varies by state (commonly 1-2 months' rent)
- **Storage:** Some states require separate account or escrow
- **Return timeline:** Typically 14-45 days after move-out (state-specific)
- **Itemized statement:** Most states require itemized deductions with receipts
- **Allowable deductions:** Unpaid rent, damage beyond normal wear and tear, cleaning if not returned in same condition, lease breach costs
- **Penalties for non-compliance:** Many states impose 2x-3x deposit as penalty

### Normal Wear and Tear vs. Damage

| Normal Wear and Tear | Tenant Damage |
|----------------------|---------------|
| Faded paint from sunlight | Unapproved paint colors, large holes |
| Minor scuffs on walls | Gouges, crayon, marker on walls |
| Worn carpet from foot traffic | Stains, burns, pet damage to carpet |
| Loose door handles from use | Broken doors, missing hardware |
| Minor nail holes | Large anchor holes, damaged drywall |
| Faded or worn countertops | Burn marks, cuts, chips from misuse |

---

## Phase 6: Accounting and Record-Keeping

### Essential Records to Maintain

**Per Property:**
- [ ] Purchase documents and closing statement
- [ ] Insurance policies and claims history
- [ ] Mortgage statements
- [ ] Property tax records
- [ ] All improvement receipts and documentation
- [ ] Depreciation schedule
- [ ] Lease agreements (current and historical)
- [ ] Move-in/move-out condition reports with photos
- [ ] Security deposit records
- [ ] Rent payment history
- [ ] Maintenance records and receipts
- [ ] Correspondence with tenants
- [ ] Inspection reports
- [ ] Vendor contracts and invoices

### Monthly Financial Tracking

```
MONTHLY PROPERTY INCOME/EXPENSE REPORT
Property: _________________________________
Month: ____________

INCOME:
  Rent Collected:                      $__________
  Late Fees:                           $__________
  Pet Rent:                            $__________
  Other Income:                        $__________
  TOTAL INCOME:                        $__________

EXPENSES:
  Mortgage (P&I):                      $__________
  Property Taxes:                      $__________
  Insurance:                           $__________
  Property Management:                 $__________
  Maintenance/Repairs:                 $__________
  Utilities (owner-paid):             $__________
  Landscaping/Snow:                    $__________
  HOA Fees:                            $__________
  Advertising:                         $__________
  Legal/Professional:                  $__________
  Other:                               $__________
  TOTAL EXPENSES:                      $__________

NET OPERATING INCOME:                  $__________
CASH FLOW (after mortgage):            $__________
```

### Tax Preparation
Keep records organized for these common deductions:
- Mortgage interest (Form 1098)
- Property taxes
- Insurance premiums
- Repairs and maintenance
- Depreciation (27.5-year schedule for residential)
- Professional services (legal, accounting, property management)
- Travel to and from properties
- Advertising costs
- Home office (if qualifying)
- Utilities paid by landlord

---

## Phase 7: Property Inspection Schedule

### Inspection Types and Frequency

| Inspection Type | Frequency | Purpose |
|----------------|-----------|---------|
| Move-in inspection | At lease signing | Document baseline condition |
| Routine inspection | Quarterly or semi-annually | Identify maintenance needs, lease compliance |
| Drive-by inspection | Monthly | Exterior condition, lease compliance |
| Move-out inspection | At lease end | Compare to move-in condition |
| Annual detailed inspection | Yearly | Full systems and structure review |
| Seasonal inspection | Before winter/summer | Prepare for weather extremes |

### Routine Inspection Checklist

**Provide proper written notice per state law (typically 24-48 hours).**

- [ ] Smoke detectors and CO detectors working
- [ ] No signs of unauthorized occupants or pets
- [ ] No signs of illegal activity
- [ ] General cleanliness and housekeeping
- [ ] Plumbing fixtures functioning, no leaks
- [ ] HVAC functioning properly
- [ ] Windows and doors functioning
- [ ] No signs of pest infestation
- [ ] No signs of mold or moisture issues
- [ ] Appliances functioning
- [ ] No safety hazards
- [ ] Exterior condition (if applicable)
- [ ] Yard maintenance (if tenant responsibility)

**Document findings with dated photos and written notes.**

---

## Phase 8: Conflict Resolution

### Common Tenant Conflicts and Resolution Approaches

**Noise Complaints:**
1. Document specific complaints (dates, times, nature)
2. Send written notice referencing lease quiet hours
3. If ongoing, issue formal lease violation notice
4. Mediation between tenants if multi-family
5. Enforce lease provisions if not resolved

**Maintenance Disagreements:**
1. Respond in writing to every maintenance request
2. Provide timeline for repairs
3. If tenant-caused, explain why it is their financial responsibility
4. Document all communications and actions
5. If landlord obligation, fulfill promptly to prevent escalation

**Rent Disputes:**
1. Review lease terms for clarity
2. Provide itemized statement showing amounts owed
3. Offer payment plan if appropriate and legally permissible
4. Document all agreements in writing
5. Follow legal process if unresolved

### Communication Best Practices
- Always communicate in writing (email, text, or letter) for documentation
- Respond within 24 hours to all tenant communications
- Remain professional and factual, never emotional or personal
- Reference specific lease clauses when addressing violations
- Follow up verbal conversations with written confirmation
- Keep copies of all correspondence
- Use certified mail for legal notices

### When to Involve an Attorney
- Before filing for eviction
- When receiving any legal notice or lawsuit from a tenant
- Discrimination complaints or Fair Housing allegations
- Personal injury claims on the property
- Disputes exceeding small claims court limits
- When tenant hires an attorney
- Complex lease interpretation disputes
- When local tenant protection laws are unclear

Effective landlording combines consistent systems, legal compliance, proactive maintenance, and professional communication. Build repeatable processes and document everything.


## Output Format

Deliver the response as a structured document with clear headings and actionable content. Use tables for comparisons, numbered lists for sequential steps, and bullet points for options. Include specific examples where applicable.

```
[Landlord Guide deliverable]
1. Context and objectives
2. Analysis or framework
3. Specific recommendations with rationale
4. Action items with timeline
```


## Example

**Input:** "Help me with landlord guide for a mid-size project."

**Output:** A complete landlord guide framework tailored to the specific context, with actionable steps, relevant considerations, and measurable outcomes.


## Edge Cases

- **Incomplete information:** Ask clarifying questions before proceeding rather than making assumptions
- **Conflicting requirements:** Identify trade-offs explicitly and present options with pros and cons
- **Scale mismatch:** Adapt recommendations to match the user's context (individual vs. team vs. organization)
- **Domain crossover:** When the request overlaps with other skill domains, address what falls within scope and reference specialized skills for the rest
