I already know you're not going to like this, but I’m saying it anyway: stop hiring your tenants to do work on the homes they live in. And I’m not just tossing opinions here—I clean up the mess this causes every single day. This move is one of the most common, most avoidable, and most painful mistakes I see.
Why It Feels Like a Good Idea (But Isn’t)
You’re trying to save money, move faster, and get the unit rented. I get it.
Sometimes it even starts out fine. The tenant’s friendly, maybe even licensed. You offer to knock $300 off the rent if they fix the back porch. You shake on it and hope for the best.
But fast-forward a few weeks:
The materials are mysteriously gone.
The work is half-done—or done horribly.
You're arguing over what was agreed to.
And you’re too embarrassed to admit you knew better.
Now Let’s Talk About the Real Kicker
You just created a legal nightmare.
When you mix a lease agreement with a labor agreement, you create a situation courts absolutely hate. Here’s the problem: landlord-tenant court doesn’t handle contract disputes. And contract court isn’t touching lease enforcement. So when your tenant skips rent and doesn’t finish the work, your case gets bounced around and you get stuck with the bill.
You lose time. You lose money. You probably lose the case.
The Hard Rule
Don’t do it.
Never, ever hire your tenant to work on the property they live in. No exceptions.
If you want to hire them for work on a different property—go ahead. But don’t let someone turn their own home into a job site. You’re not running a co-op. You’re running a business.
Fine. You’re Gonna Do It Anyway? Here’s How to Limit the Damage
If you’re absolutely dead set on ignoring this advice, at least protect yourself:
Put everything in writing. Two SEPARATE AGREEMENTS. You need a lease and a contract for the work they are doing.
Never prepay for work. Ever.
You buy the materials. You track them. You control them.
Every transaction gets a receipt—yes, even barter. If you're trading rent for labor, write two checks, and make two receipts.
Over-document everything. Photos. Contracts. Authorizations for changes.
It’s not overkill. It’s how you survive this mess.
This Isn’t Supposed to Be Easy
I’m not here to tell you real estate investing is easy. I’m here to tell you how to actually make money doing it.
And that means running your business like a business—with real vendors, real contracts, and real boundaries.
Stop trying to shortcut the hold. That’s where the profit is. Protect it.
I’m PM Jen, the—landlord educator, real estate investor, and your favorite straight-talker in the buy-and-hold game. Hold It With PM Jen exists to help real estate investors protect their assets, grow their cash flow, and stop spinning their wheels.
Our mission is simple: help you hold properties smarter, longer, and with way less bullshit. Whether you're new to real estate or knee-deep in it, I’m here to help you hold strong and grow big.