Tips for homeowner doing rentals?

[Flylady]

No one has mentioned this, but I also carry a separate liability policy for $1MM. Protection against someone getting injured and suing. Thankfully this has never been a problem. I also do not let renters use our boat, however they do have use if they want of a nice row boat and life jackets are provided.

[Mr. V]

Make certain you have the appropriate type and coverage amount of liability insurance.

[codeman671]

Our first renters left tonight. Very nice people. The house was left in good shape.

One problem did come up, the hot tub. We have an 8 person tub and it was trashed. I had just filled it recently, installed new filters and checked the chemicals in front of the renter to show it was up to par. I have a hose set up to wash feet and explained thoroughly about its use.

It was down 8 inches of water, the filters were so clogged it threw an error code (shuts the heater down), the bottom was full of sand and the color/smell are almost indescribable. I pulled the drain plug as there is no rescuing it, tossed both filters and will have to completely blow the lines out, sanitize and refill it with new filters installed. It will take 500 gallons of water, $100+ in filters and at least a half day to deal with it.

Has anyone had this happen before? Should I just lock the tub going forward and make it off limits or put a hefty fee in if it needs to be serviced like this? One concern is that if I ever run into a situation where I have back to back renters (check out in the morning and another party coming in that evening) I would never have enough time to deal with a mess like this properly.

[brk-lnt]

Originally Posted by codeman671

One problem did come up, the hot tub. We have an 8 person tub and it was trashed.

I don't rent my property, but I would have assumed this is exactly the kind of scenario the security deposit is supposed to cover?

To me, it seems that allowing others to use a hot tub without understanding how to maintain it is a recipe for a headache. But, if you did want to let them use it, verifying that it is clean/etc. would be part of the things you check before returning a security deposit.

[Kamper]

Originally Posted by codeman671

... $100+ in filters ...

Don't believe the propaganda. Filters can be cleaned and re-used. Hose the gunk off the outside and sanitize in a chlorine or bromine bath. Remember, chlorine and bromine don't play well together so rinse and re-rinse if you use chlorine to sanitize the filters but use bromine in the tub.

[codeman671]

Originally Posted by Kamper

Don't believe the propaganda. Filters can be cleaned and re-used. Hose the gunk off the outside and sanitize in a chlorine or bromine bath. Remember, chlorine and bromine don't play well together so rinse and re-rinse if you use chlorine to sanitize the filters but use bromine in the tub.

I have owned hot tubs for the last 20 years, I am well aware of the process. Trust me, these filters are gross...

[no-engine]

Originally Posted by codeman671

Our first renters left tonight. Very nice people. The house was left in good shape.

One problem did come up, the hot tub. We have an 8 person tub and it was trashed. I had just filled it recently, installed new filters and checked the chemicals in front of the renter to show it was up to par. I have a hose set up to wash feet and explained thoroughly about its use.

It was down 8 inches of water, the filters were so clogged it threw an error code (shuts the heater down), the bottom was full of sand and the color/smell are almost indescribable. I pulled the drain plug as there is no rescuing it, tossed both filters and will have to completely blow the lines out, sanitize and refill it with new filters installed. It will take 500 gallons of water, $100+ in filters and at least a half day to deal with it.

Has anyone had this happen before? Should I just lock the tub going forward and make it off limits or put a hefty fee in if it needs to be serviced like this? One concern is that if I ever run into a situation where I have back to back renters (check out in the morning and another party coming in that evening) I would never have enough time to deal with a mess like this properly.

This is definitely what your security/damage deposit should be used for!!!

Tenant who signed agreement obviously allowed under age and uninformed people to jump in. It is not a washing unit. I used to have a 500 gal tub.
I also had two sets of filters, alternating the soaking/cleaning process; if you must empty, use a syphoning method to drain quickly. I had a two inch shop vac hose I used for real speedy syphoning!

A hot tub not maintained properly can be a real health problem; the tenant obviously did not listen to your orientation!
The contract deposit! Charge for a "professional maintenance" person (not telling it's you the owner). If you have prematurely returned deposit, consider lesson learned; now threaten legal action. Best if you also hold their credit card information. If you have a smart phone, download Square app or PayPal. Of course, you can send a PayPal invoice without smart phone. Some of us previously posted DEPOSITS!

[codeman671]

Originally Posted by no-engine

This is definitely what your security/damage deposit should be used for!!!

Tenant who signed agreement obviously allowed under age and uninformed people to jump in. It is not a washing unit. I used to have a 500 gal tub.
I also had two sets of filters, alternating the soaking/cleaning process; if you must empty, use a syphoning method to drain quickly. I had a two inch shop vac hose I used for real speedy syphoning!

A hot tub not maintained properly can be a real health problem; the tenant obviously did not listen to your orientation!
The contract deposit! Charge for a "professional maintenance" person (not telling it's you the owner). If you have prematurely returned deposit, consider lesson learned; now threaten legal action. Best if you also hold their credit card information. If you have a smart phone, download Square app or PayPal. Of course, you can send a PayPal invoice without smart phone. Some of us previously posted DEPOSITS!

I do have a sufficient security deposit in place, but did not really have a plan for this particular situation. I am charging for the filters and eating the time on this one, but have made my policy a strict no refund situation ($500 deposit) should this arise again.

I drained it and left, so when I go back up it will be ready for cleaning. The Sundance spas have a drain that will take it down in an hour or two. If I had a situation where I had to turn it over fast I would certainly use a drain pump as well.

[BroadHopper]

All of the above are excellent advise.

I used both HomeAway and VRBO to list the Breckenridge property. The Winnisquam property is rented out to the same group of people every year for Bike Week, and NASCAR weekends.

I close up the hot tub at the Breck property, too many headache. I buy cheap linen and towels at Sam's as many times renters will take them. You may know who rents the property, but I have ended up with college kids when the renter was one of the parents. I do keep a black list.

Last year, a Texas high roller actually rented for the whole ski season but only use it for 3 weekends and one week. He made reservation for next ski season.

I ocassoinally will swap 'timeshare' with another owner. Once I went into agreement with Resorts International. They said they will take care of everything including the cleaning. They did not live up to their agreement so done with that.

[Chaselady]

I would never let strangers use our hot tub. It carries it's own liabilities, like drowning, overheating, diseases etc. I wouldn't want anything coming back at us because someone was too stupid, or drunk, to play safe.
We use to rent, and had a couple of regulars who treated our home like a palace, but we never let anyone use our boat!

[Winnisquamguy]

Originally Posted by codeman671

Our first renters left tonight. Very nice people. The house was left in good shape.

One problem did come up, the hot tub. We have an 8 person tub and it was trashed. I had just filled it recently, installed new filters and checked the chemicals in front of the renter to show it was up to par. I have a hose set up to wash feet and explained thoroughly about its use.

It was down 8 inches of water, the filters were so clogged it threw an error code (shuts the heater down), the bottom was full of sand and the color/smell are almost indescribable. I pulled the drain plug as there is no rescuing it, tossed both filters and will have to completely blow the lines out, sanitize and refill it with new filters installed. It will take 500 gallons of water, $100+ in filters and at least a half day to deal with it.

Has anyone had this happen before? Should I just lock the tub going forward and make it off limits or put a hefty fee in if it needs to be serviced like this? One concern is that if I ever run into a situation where I have back to back renters (check out in the morning and another party coming in that evening) I would never have enough time to deal with a mess like this properly.

Maybe you could have a separate deposit if they want to use the hot tub? Mine cost an extra 30 dollars in the summer alone to run.I would have a separate fees if they want the hot tub included in the rental.

[codeman671]

In the end the renters ended up more than making good on the problem. They were good people and I would have no problems renting to them again.