Irving

For the “accidental landlord” in Irving, a lease renewal is more than just a paperwork update—it is the most critical moment for your property’s annual profitability. Between the professional hubs of Las Colinas and the family-centric neighborhoods near Valley Ranch, Irving’s rental market is highly dynamic.

The cost of a “turnover” (the time a property sits empty while you clean, market, and screen new tenants) can easily wipe out two to three months of profit. Avoiding these common renewal mistakes will help you keep your best tenants and protect your bottom line.

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1. Mistake: The “Silent” Renewal (Timing is Everything)

Many landlords assume that if they don’t say anything, the tenant will just stay. In Texas, if a lease expires without a new agreement, it typically converts to a month-to-month tenancy.

• The Risk: A month-to-month tenant can give you a 30-day notice at any time—often during the “slow” rental months like December or January when it’s much harder to find a replacement in Irving.
• The Fix: Start the conversation 90 days before the lease expires. This gives you and the tenant 30 days to negotiate and 60 days of certainty before the move-out notice deadline.

2. Mistake: Over-Aggressive Rent Increases

It’s tempting to look at Zillow and raise your rent to the absolute highest “market” price. However, “market price” is for new tenants; “renewal price” should be about retention.

• The Math: If you raise the rent by $200/month but the tenant leaves, you gain $2,400 a year. But if the house sits vacant for just one month at a $2,200 rent, you’ve already lost nearly your entire gain. Add in the cost of carpet cleaning and paint, and you are deep in the red.
• The Fix: If you have a “Gold Star” tenant (pays on time, takes care of the house), consider a “Loyalty Discount.” Keep the increase modest—perhaps $50 or $75—to show them that staying with you is a better deal than the hassle and cost of moving.

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3. Mistake: Failing to Inspect Before Offering Renewal

Never sign a renewal without seeing the inside of the property first. You might be inviting a tenant to stay another year who is secretly “sharing” the home with three unauthorized roommates or a hidden 80-pound dog.

• The Renewal Inspection: 90 days out, schedule a “maintenance walkthrough.” Check for:
  • Leaks under sinks (especially in older Irving homes).
  • HVAC filter cleanliness.
  • Signs of smoking or unauthorized pets.
• The Benefit: If the house is being mistreated, you can choose not to renew or make the renewal conditional on the tenant fixing specific issues.

4. Mistake: Not Updating the Lease Document

Irving landlords often use a “standard” lease they found years ago. However, Texas laws regarding late fees, security deposits, and even “Notice to Vacate” procedures change frequently.

• The Evergreen Trap: Don’t just rely on an old document. A renewal is your chance to add modern protections, such as:
  • HOA Compliance: Ensuring the tenant is responsible for Irving-specific HOA fines (like trash can placement or lawn height).
  • Renters Insurance: Requiring the tenant to maintain a policy that protects your asset from their accidents.
  • Smart Tech: If you’ve added a smart thermostat or keyless lock, ensure the lease defines who is responsible for the batteries and data privacy.

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5. Mistake: Forgetting the “Thank You”

Accidental landlords often forget that this is a relationship business. A tenant who feels appreciated is much more likely to forgive a minor maintenance delay or accept a small rent increase.

• The Practical Incentive: When sending a renewal offer, offer a “Renewal Perk.” It doesn’t have to be expensive. Common Irving favorites include:
  • A professional carpet cleaning.
  • A $100 credit toward their first “new” month of rent.
  • A small upgrade, like a new smart doorbell or a ceiling fan.

Strategy	Goal	Result
Early Notice	Eliminate Limbo	Predictable Cash Flow
Market Analysis	Fair Pricing	High Tenant Retention
Pre-Renewal Inspection	Asset Protection	No “Surprise” Damage
Renewal Incentive	Build Goodwill	Long-term Stability

By treating your lease renewal as a strategic negotiation rather than an administrative chore, you can turn your Irving rental into a low-stress, high-performing investment.