What's a reasonable rental increase to install fly screens?

Depending on the location, it's probably justified regardless.

 

Another point to consider when looking at whether tenant requests are repairs or improvements is the fact you are adding value.

Adding an A/C, new floor coverings, screens, ceiling fans or practically anything is adding value and improving the resale value. While it's good to 'get' something in return sometimes we need to look at the bigger picture.
We have all been into run down rentals which have had no love for 25 years, tenants treat them the same.

 

You need them in Vic, unless you want flies everywhere.

 

60 year old Queenslander?? I grew up in a chamfer board highset at Holland Park West that was built in '58. Way after the old Queenslanders. Anyway, it had the old casement windows, some homes of that time had hoppers or the odd double hung.

Sounds like you got a pretty good deal on the screens as they would have to be installed in separate frames on the inside if it still has original windows as casements open outward. Also, I thought it would have had screens already considering we're in Brisbane, mossie and fly central in summer. If they are good tenants, you could be a good landlord. Or risk losing them and maybe getting a worse tenant to match the "greedy jerk landlord" .

 

I agree here, but if you need to increase the rent earlier and link it to the flyscreens, I also think it's how it is presented to the tenants. If you explain (something along the lines of) while you understand that the flyscreens will make living in the house more comfortable, the flyscreens cost $x and that some of this needs to be offset through a slight rent increase, this may be taken more favourably by the tenants. I provided an explanation along these lines to my PM to pass on to the tenants for an improvement, and I managed a small rent increase.

 

Renters market at the moment so would be cautious increasing rent however with such high rent I would provide the screen they want and leave the rent as is till renewal .

 

Not necessarily:

If you are adding value and you don't increase rent then you are reducing yield.

If it's the type of property that appeals to investors then they will be buying on yield. So they may not value the improvements.

 

Each to their own of course, but to me this relationship only makes it harder to increase the rent on them, or be unemotional to their life circumstances that may prevent them paying rent at some point.

I'm not saying be a slumlord, keep your property in great Nic cause it is an investment.

However it is also a business not a charity or a way to make new friends. Got to remember the end game.

I'm not against charities, I make regular donations.

 

Fly screens are not exactly what you'd be focusing on in an inspection - easy to overlook in the 10 mins you often have to inspect along with 10 other couples. They're a necessity in Brisbane, and tenants will just expect they are there.

They probably didn't notice before signing the lease, just like you..

 

Possibly, but it's a fine line, do nothing to a place for 20 years and you can be left with a run down shell of a house.
Run down unloved places don't command premium rent.

 

OK let me clarify.... if you want to increase rent in future due to fly screens then go for it... I just would not do it at installation time, seems a little petty.
I keep my portfolio well maintained and at market rent. If that coincides with rent review fine, if not it can wait till next review.

 

Sounds like you have a good balance. Well done to you. I can see in many cases this wouldn't work long term. But development sites certainly require an element of clear communication so everyone wins.

 

I'm moving into a rental that has no flyscreens, apparently landlords have been asked in the past and said no. This is really stingy in my opinion, as they are likely to increase the rent regardless - If I'm willing to pay to install cheap flyscreens myself, do I reserve the right to remove them when I leave? Don't plan on staying long term if this is already the attitude...one of the cheapest basic necessities that a landlord should not have an issue with if they want to have happy tenants. Edit. already offered them $5 extra pw to secure the property in the first place which apparently they were very happy with.

 

I would think flyscreens to windows are as expected as a front door. That said there are tight arse LLs who expect to give and do nothing except to receive higher and higher rent. I would look at flyscreens like maintenance. It doesnt just fix damage. It can enhance the place. If you dont want to provide flyscreens they dont expect me as a tenant to do anything beyond what a lease says either. I will wait until Sunday to do a electrical outgage call out. And ask why the smoke alarm chirps

 

Agreed.
Welcome to the forum, nice work using the search function

 

No flyscreens, then there's a reason not to open the windows.

 

Those double hung windows are painted shut anyway

 

Out of curiosity @enelpee, do you have standard sliding windows- or something like timber casements?

Flyscreens on a standard sliding window are cheap as- you can do a whole house for $1k or so (depending on size of course). If you've got a different opening mechanism that can make it quite a bit more difficult and expensive, so Landlords are often reticent to add the feature.