4 minute read
Hunter’s Hints
By Hunter Boucher, Director of Operations, LandlordBC
If you have ever managed a project at your rental property you will know it’s no easy task. There are countless moving parts, and it is easy for things to get derailed, while many things are uncertain until the work has actually begun. One issue many rental housing providers face is how to deal with tenants living in the rental property while work is being carried out. From setting clear expectations to entering tenant’s rental units, it is vital to communicate transparently with your tenant(s) to limit delays. It is also vital that proper procedures surrounding accessing a tenant’s unit are followed.
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Hunters Hints (Cont’d)
COMMUNICATION
In the past couple issues of The Key, I have focused heavily on communication as a means to ensuring you have a successful tenancy. When undertaking a project at your rental property it is even more important to ensure you communicate with your tenant(s). Keeping them in the know about when trades and inspectors are going to be on the property is key to tenant satisfaction through, what can be, a disruptive process for those living in the building.
You do not need to provide details that do not pertain specifically to your tenants, but it helps to provide a general timeline and scope of the work. By sharing this kind of information along with some explanation as to how the tenant will benefit from this work you can get tenant buy in on the project which can really help along the way. For example, if you are replacing the heating system with something more efficient and reliable let your tenants know that you may need to access their unit or even ask to move some of their belongings. People are generally more inclined to accommodate these requests if they understand the benefits.
ACCESS
I have covered the topic of how to correctly enter a tenant’s rental unit several times in Hunters Hints but in the past I have generally focused on the basics: give at last 24 hours notice in writing, have a reasonable purpose for entering, and always remember that if you don’t give the notice in person directly to the tenant you may have to add three days to the notice if you post it on the tenant’s door. Sometimes, however, you may need to do more than just enter a tenant’s rental unit. You may need access to a specific part of the unit that may require the movement of some of the tenant’s belongings.
When accessing a tenant’s rental unit, it is generally recommended that you do not touch any of the tenant’s belongings. This means that when you provide your tenant with notice that you are entering their unit you should also request that they move their belongings from the area you may be working on. This requires some additional consideration regarding how much notice you provide and what details about the work being completed you include in your Notice of Entry.
For example, if you are working on a tenant’s patio or deck and you need them to remove their outdoor furniture for a few days you should provide them with more notice than the required 24 hours. Consider how much work they will need to do to comply with your request and endeavour to give as much time for them to complete that task as possible. This is where early communication with your tenants about the scope of work and how it will affect them is vital. Giving your tenants advance notice well before the work starts, that they will need to clear their patios or move furniture within their rental unit, can help things move along more smoothly when you provide official notice.
COMPENSATION
A topic that often comes up when a landlord is conducting repairs or renovations in an occupied rental unit is compensation. Do you have to provide the tenant with compensation? Maybe, it really depends on how much and how long the tenant will be disturbed by the work being done. Generally speaking, short periods of minor inconvenience do not warrant any compensation while significant inconvenience that go on for weeks, or even months, often requires some form of compensation. Consider how the work you are undertaking will affect the tenant and for how long.
There is no formula as to how much compensation to provide your tenant as each tenancy is unique. Establishing positive relationships with your tenant pays off as generally compensation is determined on a case-by-case basis through negotiations with your tenant. We recommend documenting any agreement regarding compensation with a written agreement.
Undertaking a renovation or repair in a tenanted unit can, understandably, be a daunting project but by putting the effort in early on to foster positive relationships with your tenants you can save yourself a significant amount of headache down the road. It is important to remember that your rental units are your tenants’ homes and to consider what you would expect with work being done in your own home.
Rob Barr
Account Executive rob.barr@wasteconnections.com
T: 604 525-2072 C: 604 834-7578 F: 604 855-0565
Waste Connections of Canada 34321 Industrial Way| Abbotsford, BC V2S 7M6
