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Landlording in a Lawsuit World

Being a landlord today is nothing like it was twenty—even ten—years ago. Lawsuits are up, tenant expectations are higher, and one misunderstanding can turn into a six-month legal headache. The good news? Most investor-landlords get into trouble not because of bad tenants… but because of avoidable mistakes.

Today’s Quick Tip: how to protect yourself, your assets, and your sanity while operating rentals in a lawsuit-happy world.

1. Follow the Law—Not Your Gut

The number one cause of landlord lawsuits is uninformed decision-making.

Examples include:

• Denying an applicant for the wrong reason

• Mishandling security deposits

• Improper notice before entry

• Cutting corners on habitability repairs

Your intent doesn’t matter. The law does.

Spend an hour reading your state’s landlord-tenant handbook. Then bookmark it.

2. Document Everything (Because Your Memory Will Lose in Court)

Every text, receipt, work order, and maintenance request matters.

Keep:

• Time-stamped photos

• Written tenant communication

• Itemized move-in/move-out forms

• Proof of rent payments

If you ever find yourself in court, documentation is your best (and sometimes only) defense.

3. Don’t DIY the Lease Agreement

The fastest way to lose a lawsuit is with a lease downloaded from the internet.

Instead:

• Use your state’s REALTOR® association lease

• Or have an attorney create a custom one

• Update it yearly—laws change

A strong lease prevents 80% of your future headaches.

4. Treat Tenants Like Customers, Not Problems

A surprising number of lawsuits come from tenants who simply felt ignored.

Good customer service prevents legal trouble:

• Respond within 24 hours

• Fix legitimate issues quickly

• Stay respectful—even when tenants don’t

Professionalism is a shield.

5. Understand Insurance (Most Landlords Don’t)

Standard landlord insurance is NOT enough. Consider:

• Umbrella coverage ($1–$5M is surprisingly affordable)

• Loss-of-rent coverage

• Liability for pets, guests, and contractors

Think of insurance as outsourced peace of mind.

6. Pick Your Battles Wisely

Sometimes the cheapest, smartest option is to:

• Refund the security deposit

• Reduce a fee

• Offer a small settlement

Good landlords fight when they must—not when they’re angry.

Bottom Line

You don’t have to be afraid of lawsuits…

…but you do need to operate like a professional.

A structured process, solid documentation, responsive communication, and the right insurance will keep 99% of legal trouble away from your door.

Operate like a business, and the business will reward you.

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