Who Handles the Landscaping at Your Southern Maryland Rental?

Who is responsible for landscaping in a rental?

In most cases, the tenant. Real Property Management Gold’s guide says: “tenants are responsible for landscaping in the lease for the majority of our rental properties.” The tenant keeps the grass and shrubs around the home in reasonable condition, as determined by the landlord.

There are exceptions. The owner may take on the work, or hire a landscaper, when the yard is larger than 1 acre, or when the home has special trees, shrubs or flowers that must be maintained a certain way. In those cases, the owner may hire a landscaper or have the firm hire one to handle the scope.

Most tenants do not do landscaping above and beyond basic lawn and shrub care. Plan on that when you set your expectations.

Who does what?

This table sums up the firm’s published approach.

What happens if the yard falls behind?

The firm has a clear process. A problem can start with a call from the homeowners association (HOA), or with a finding at one of the firm’s property inspections. Then:

1. The firm sends the tenant a letter that names the issue.
2. The tenant has 72 hours to fix it.
3. If the tenant does not, the firm’s maintenance department takes care of the situation and bills the tenant.

Landscaping neglect can also count as tenant damage. The firm’s wear and tear guide lists “unmaintained landscaping” among the common examples. If you plan to deduct from a deposit, read the security deposit guide first, and keep dated photos of the yard. The normal wear and tear entry explains the line between wear and damage.

Periodic inspections help here. Real Property Management Gold performs periodic maintenance inspections for $199, with a mid-year inspection on Silver and a quarterly schedule on Gold and Platinum. A yard that is slipping shows up early. See the fee page for plan details.

What about gutters?

The firm gives two pieces of advice. First, it does not recommend writing gutter cleaning into the lease as a tenant duty, “due to the liability issue if a tenant were to injure themselves climbing on your house.” Second, it “highly” recommends having the gutters cleaned at least once a year to prevent roof and gutter damage. The firm’s maintenance department usually runs a bulk special in spring and fall that clients can opt into.

How should I care for a vacant home?

The landscaping needs to be maintained while the home is vacant. A tall lawn at an empty house invites an HOA notice and can make the home look neglected in listing photos. The firm recommends basic grass cutting every 10 to 14 days. The cost depends on the size of the yard.

In the firm’s management authorization form, an owner can authorize the firm to arrange the service if it costs $65 or less. If it costs more, the office contacts the owner for authorization. The firm says the cost is paid from the owner’s escrow reserve on the property. See the maintenance reserve entry for how a reserve works. Read the authorization FAQ for the current form terms.

Should I do more than the basics?

If you want a stronger first impression, extra work is your choice. The firm says that if you want new mulch, new shrubs or flowers, irrigation, seeding or tree trimming, you are encouraged to hire or take care of it yourself, and its maintenance department can also help for clients. Fresh mulch and a clean edge photograph well, which matters when you list the home. See what rent ready means, the rent ready entry and the enhanced photos page.

Before you plant, think about upkeep. Complex beds and irrigation need more care than basic lawn work, and most tenants do not go beyond the basics. If you add them, plan to pay for the upkeep yourself.

What if there is an HOA?

A homeowners association can set its own yard standards and send notices. The firm lists an HOA call as one of the triggers for its 72-hour letter. Give the HOA’s rules to the tenant at move-in, and keep a copy with the lease. Ask the HOA to send notices to the management office so a problem reaches the tenant fast.

This page is general information, not legal advice. Laws change; check the linked official source or talk to a Maryland attorney.

Next step

Want help setting the yard terms for your lease? Request a free assessment at /contact-us or call (301) 392-2172.