Make Them Feel Secure
Tenants are entitled to a safe, secure environment, and housing codes were enacted to ensure that landlords provide it. Landlords must do everything they can, in a reasonable manner, to prevent accidents and crime. “Reasonable” means that landlords don't have to spend a fortune or go way beyond their means to make their building safe.
Look for Nuisances
Any malfunction or problem that is dangerous to life or harmful to health can be considered a nuisance if you do not promptly fix it. These can range from having blocked sewage lines to not providing enough heat. (If you set the thermostat at a minimum of 70°F in cold weather, you should not have a problem.) Landlords who have created a nuisance can be cited by local housing officials and subject to penalties.
You can't repair something that you don't know about. Ask your tenant to tell you immediately if she knows of any situation that might be harmful to adults and/or children. Then ask again several months later. You want your tenant to know that you are a concerned landlord who wants to provide a building that is safe for tenants and guests.
The potential for health hazards goes up when trash collects in a dirty area, a building is infested with bugs and mice, or a clogged or cracked toilet is not fixed. Roofs that leak and windows that are broken make an apartment uninhabitable. Frayed electrical wiring can cause a fire and people can be hurt or die if furniture is blocking a door or window that could be used as an emergency exit. You should already have dealt with such nuisances before your tenants arrive, but ask them to monitor for anything that comes up after they've been there for a while.
So-called “attractive nuisances” on the property include abandoned vehicles, appliances, and other equipment that might attract curious children who want to climb into them and play. Open wells and shafts also attract children and can potentially cause harm. Safety codes require that you get rid of such nuisances. If you don't, your risk for a liability claim goes up.
Illegal Activities
It is illegal for a tenant to use, sell, manufacture, or distribute drugs. If you knowingly or unknowingly allow drug dealing to take place on or near your property, it could result in your being taken to court. Landlords in some states have been held liable for negligence or recklessness or intentionally tolerating the activity. Federal law also allows properties to be seized if they were used to “facilitate” illegal activities, according to the Comprehensive Drug Abuse Prevention and Control Act of 1970. And tenants can move out of buildings, despite their lease, if they've reported drug activities and the landlord does nothing about it. So if visitors are going in and out of your tenant's apartment at all hours of the day or night, talk to the police and/or a neighborhood association. They will monitor the building and if you do have a problem, in most states you can immediately start evicting your tenant. You can get more information about what to do from your local rental property owners association.
Don't assume your “nice” neighborhood is safe from drug activity. Drug dealers prefer living in quiet neighborhoods with small apartment units because they too want safe, secure environments, according to a study made by the Crime Control Institute in Washington D.C. So if your tenant acts suspiciously, don't ignore it.
Fire Extinguishers Increase Security
Buy fire extinguishers for your unit. Since stovetop grease fires are a common occurrence, place one extinguisher near the stove. When you're buying an extinguisher, however, keep in mind that those filled with pressurized water will only make a grease fire worse. Look for an extinguisher that specifically stops a grease fire from spreading.
Why should you spend the money? You have two good reasons: First, it's your own home that will be threatened if a fire occurs. Second, you can't collect rent if the unit is empty. Your tenant will move out while you're repairing the fire-damaged apartment and might not come back.
Listen to Your Tenant
If a tenant thinks something is broken or not working the way it should, get the full story, then check into it. Tenants can tell if a stair rail is loose or door and window locks are broken. Once a tenant is living in the apartment, she will serve as your best resource for identifying problems early, before they develop into something more costly.
How hot is the water coming from your water heater? If it's too hot, your tenants run the risk of being scalded. It's easy enough to set the heater at 120°F. Then they'll still be able to take hot showers and wash dishes and clothes without harm to anyone.
Go even further than just listening to your tenant. About a week after a new tenant moves in, call and ask if everything's in working order. Then encourage her to report anything that doesn't seem right. She will appreciate your thoughtfulness and think you are the best landlord around.
