Your property is all ready to be rented out, and you've found a tenant who seems like a reliable renter after screening. The next step is to have them sign a lease, put down their deposit and first month's rent and move in.
Before your new tenant can sign, though, you need to learn how to make a lease. Think of a lease as a way to protect yourself and your property in case something goes wrong. A lease can also protect the tenant, as it spells out their rights and what is expected of each party.
Lease laws can differ from state to state. If your property is located in Pennsylvania, here's what you need to know to put together a lease that is in alignment with the PA lease agreement laws.
A lease is a contract between two parties that defines the conditions and terms under which a tenant will inhabit a property owned by a landlord. A lease can be a written or oral agreement. In Pennsylvania, leases for terms of more than three years need to be written. A lease for a term of fewer than three years can be made orally.
Although you're within your rights as a landlord to create an oral lease with a tenant who plans to rent from you for a year, it is usually in your best interest and in the interests of your tenants to use a written lease. With a written lease, there is concrete documentation of the terms you and the tenant have agreed to. If any questions come up, either you or the tenant can refer to the written lease to find the answer.
Leases are sometimes confused with rental agreements, but the two aren't exactly the same. Usually, a rental agreement is a short form contract. It might last for just a month, or in some cases, for an even shorter period. At the end of the rental period, a tenant and landlord can decide to renew it. The tenant can also decide to move, or the landlord can decide to make changes to the contract, such as increasing the rent. Rental agreements offer flexibility but aren't always the right choice for a tenant or landlord.
The term of a lease is generally longer, usually for at least six months and often for at least a year. One of the benefits of a written lease is that it provides you with some reassurance that your property will be occupied and rent will be paid for a specified amount of time.
Length of the agreement aside, rental agreements and leases usually contain similar information, including the amount of the rent, when it is due and who is responsible for utilities.
You can easily find a lease template online to use with your tenants, but it's not always best to do so. The template might not include everything you want, or it might not be in line with Pennsylvania's rental rules.
Writing your own lease is usually the way to go, though you can also hire a property management company to take care of lease preparation to take some responsibilities off your shoulders.
In general, the more detail and information you include in your lease, the better the lease can serve you and the tenant. You want to minimize the chance of there being any confusion or disagreement later on. At the minimum, your lease should include:
When preparing a lease in Pennsylvania, it helps to focus on making it easy to read and comprehend. You can do that through the word choices you make and in the way you format the lease. To make it skimmable, create section headings for part of the lease and break up the sections into paragraphs.
While Pennsylvania law only requires written leases for rentals of more than three years, a written lease can protect you from legal issues and concerns in a few ways:
If you have never prepared a lease before and are doing it on your own, it can be a good idea to work with an attorney who specializes in residential real estate law. Your attorney can explain what can and should go into the lease and what shouldn't. They'll help you produce a contract that protects your interests while following Pennsylvania law. A property management company can also work with you to help you put together a contract that meets all the requirements for a valid lease.
Who should sign the lease first: the landlord or the tenant? It's usually best to have the tenant sign first for a few reasons. The first is that there is a chance that a tenant might be slow to reply after getting a copy of the lease. If they are unresponsive, and you haven't signed the lease, you can move on to another prospective tenant. You can have the prospect sign a lease and pay their deposit, then finalize the contract by signing it yourself. But if you send a tenant a lease that's already signed, you run the risk of renting out the property twice if the first tenant takes their time replying.
Another reason to have the tenant sign first is that doing so lets you review any changes they make to the lease before it becomes final. A tenant might cross out a clause or change the late payment amount. If you have yet to sign the lease, you can stop the process and talk to the tenant about the changes they made before it is finalized. If you've already signed, the tenant could claim that you sent the lease to them with the clauses crossed out.
You have a few options for delivering the lease to a tenant. You can have them come to your office to sign a paper copy, or you can mail or hand-deliver a paper copy to them. You can also put the lease online and have them sign digitally.
After the landlord and tenant have signed the lease, everyone should get a copy of it for their records. If the lease term hasn't started yet, the tenant will need to wait to get the keys and begin moving in. Before they get the keys, they will need to pay their first month's rent. It can be a good idea to walk through the property with the tenant before you give them keys, making note of any issues. Taking pictures of the property before the person moves in can help you document damage that occurs while the tenant is living there.
Once the lease is signed, it's binding. The tenant needs to follow the rules outlined in the lease and you need to make sure you're providing them with a habitable place to live.
When you write a lease, it's important that it abides by Pennsylvania state law and respects the rights of your tenants.
If you've never written a lease before, American Heritage Property Management is here to help. We offer property management services in Pennsylvania and Maryland and have been doing so for nearly 40 years.