Property Management Best Practices
What to Include in a Furnished Rental Agreement Addendum
Zac Maurais
Ensure utilities are set up on time.
Make easy revenue.
Make easy revenue.
Contact@UtilityProfit.com
512-XXX-XXXX
A furnished rental agreement addendum is a document that protects both landlords and tenants when renting a furnished property. It specifies the furniture included, its condition, and care expectations. Here's what you need to know:
Starting with a thorough inventory and clear care instructions ensures transparency and prevents disputes. Attach this addendum to your lease and move-in checklist for complete protection.
A property inventory list is a detailed record of all items provided in a property, along with their condition at the time of move-in.
Go through the property room by room and document every furnished item. Be thorough and include:
Once you've listed all items, the next step is to assess and document their condition.
For each item, use both visual and written methods to document its condition:
Your completed inventory should include the following details:
This ensures all parties are on the same page and helps prevent disputes later.
After listing the inventory, setting clear guidelines helps ensure the furniture stays in good condition.
Furniture should always be used as intended. Indoor furniture must remain inside the rental unit, and tenants should keep it at least 4 inches away from HVAC vents to avoid damage from direct airflow.
Tenants are expected to maintain furniture cleanliness beyond normal wear and tear. The rental agreement should clearly state cleaning requirements, emphasizing the importance of addressing spills, stains, or dirt promptly. This helps protect the furniture from damage and prevents issues like mold or mildew.
When moving or rearranging furniture, tenants must handle it with care. The rental agreement should make it clear that tenants are responsible for any damage caused by improper handling. Any damage should be reported immediately to ensure it’s addressed before the final move-out inspection.
A furnished rental addendum should clearly outline how furniture damage is handled to avoid disputes and assign responsibilities.
Normal wear refers to the natural aging or deterioration of items through regular use, unlike damage caused by carelessness or misuse.
"Normal wear and tear is deterioration that is expected when a rental unit is used respectfully and as it was designed, such as gently worn carpets and faded walls. It does not include damage and destruction caused by abusive or negligent use, like ripped carpets and heavily stained walls." – Ashley Porter [2]
Here’s a simple comparison of wear versus damage for common furnishings:
| Item | Normal Wear | Damage |
|---|---|---|
| Upholstered Furniture | Light fading, minor worn spots | Tears, stains, burns |
| Wood Furniture | Slight surface scratches, minor finish wear | Deep gouges, water rings, broken parts |
| Appliances | Normal operational aging | Broken controls, dents, missing parts |
Tenants should follow these steps to report damage:
Delays in reporting could result in tenants being held responsible for full replacement costs.
The addendum should clearly state who is responsible for repair costs:
"The easiest way to discern between wear and tear and tenant caused damage is to think of wear and tear as any damage that's caused by natural forces or damage that's caused by daily use. Tenant caused damage should be thought of as damage requiring more than routine maintenance to repair. This doesn't include things like a leaky pipe or things that would happen to the property regardless of who the tenant was." – Timothy Czekaj [3]
Landlords must provide written notice before deducting any amount from the security deposit. This notice should include an itemized list of repair costs, receipts, and supporting documentation of the damage.
Schedule the move-out inspection within 24–48 hours after the tenant vacates, ensuring both parties are present to review the condition of the furniture [4].
During the inspection:
This process helps determine what repairs or replacements might be needed.
After the inspection, address any issues as soon as possible.
Pricing Guide:
"This list has been prepared for your information only. Actual charges will vary."
Once repairs and replacements are assessed, follow clear deposit return procedures.
Key points to keep in mind:
To ensure transparency, landlords should document all deductions with repair estimates, receipts for replacements or professional cleaning, photos of damage, and written explanations. This helps ensure a fair and clear deposit return process.
A furnished rental addendum helps outline responsibilities and records the condition of items. It’s a key part of your lease agreement, offering protection for both landlords and tenants.
Your addendum should cover the basics like the names of all parties, property address, lease dates, and the effective date [10]. Clearly title it as a "Furnished Rental Addendum" to avoid confusion with other documents. These details lay the foundation for more specific terms.
Make sure to address the following:
Attach the addendum to your Move In/Move Out Walk Through Checklist [1]. Ensure it meets all local landlord-tenant regulations [9]. Both parties should sign and date the document [10] to confirm their agreement.
Double-check that your addendum is legally compliant and properly signed to avoid future disputes.
See how Utility Profit works in 1 minute
