How can I get my tenant to pay for upgrades? Can I get around rent control max with special request?

If you’re a landlord dealing rent control and/or rent caps, how can you have your tenant pay for upgrades?  Here’s a simple way to look at these opportunities and help yourself and others do these deals correctly.

First of all, THANK YOU again for making this channel the number one channel for Indiana real estate on YouTube according google analytics and SocialBlade info for  We’re also building the world’s organization of Special Needs Business Owners and Real Estate Investors.

Our mission is to make lifelong friends helping folks around the world create generational wealth with Indiana real estate and business building.

This is a quick video I made about  a Hero’s experiment…

How can I get tenants to pay for upgrades? How to get around rent control max and have tenants pay for upgrades?

Indy Anna explains:

  • How to get your tenants to pay for upgrades

  • Can you do this in areas with rent control?

  • Free downloadable contract to be used in some areas 

So, this question came in from a landlord in a State where rent control is in place, and they wanted to know about legally charging their tents for upgrades. Now to be clear, for this to work legally, it needs to be at the tenets request. Here’s an example;

The landlord had long term tenants in place that had been in the property for 10 years. The landlord (following general maintenance) told them he was going to replace the current and worn down carpet with new carpet.

Who should pay, the tenant? 

Now in  this case, the tenant requested that the landlord put in laminate flooring, and offered to pay the difference between the carpeting the landlord was going to install vs the price of the laminate. The landlord had no issues with this request, but wanted to go about it legally as they were already at the State rent control max for rent. 

So, in this case it’s actually broken down two ways; 

1. In a State where there is a rent control cap and you’re under it, you may be able to simply break up a cost like this (only at tenants request) over 12 months/terms of the lease agreement and simply hold off until it’s time to renew the lease, therefore raising the rent to cover the cost of the update as agreed upon. 

2. In a State where there is a rent control cap and you’re at it already, it’s possible to break this up into a personal loan and exclude it from the rent. Basically an unsecured personal loan over agreed upon terms by you as the landlord and the tenant.

Remember work with YOUR tenant before any changes. 

Now to be clear, you cannot charge your tenants for things that you are legally bound to offer them in your State’s housing description. 

This is truly done best in cases of long term renters that have special requests. You will need to have in writing who keeps what at the end of the lease terms if renewal does not transpire, but again you can make this part of the unsecured note of the personal loan.

A free download Promissory Note can help 

To make this as simple as possible, I’ve included a free download that can be used in most areas as a zero interest unsecured note for the type of scenario I’ve described above. Please verify you can use this State first; link will be below as well to download.

You can download the Promissory Note for FREE below on this page.

Remember, you can’t charge your tenants for things that are necessary maintenance and repair as it strictly coincides with your State’s outlined landlord responsibilities in provisions. Requests however are allowable if agreed upon. 

So, to recap-  I’ve covered how you can get tenants to pay for updates, how you can get tents to pay for updates if you’re already at your State max rent control cap, and I’ve given you a FREE little template for an unsecured promissory note. 

This is an example of the Promissory Note .pdf from the video, you can download it (for free) HERE.

For a bunch more FREE contracts and downloads for landlords you can check out great post on 14 ways to screen tenants and avoid bad tenants from hell.

As I explained in a previous video, since so many people have asked me to help them with deals outside of Indy, I’m open to that in the right situations.  So if you want help doing real estate deals in Indy or outside please text or email me and I promise I’ll do everything in power to take care of you and make sure WIN.

You can text/email me anytime:

Email: Love (at)

Phone: 317-969-5619 (That’s my direct line and YES I actually answer lol, so please text me first)

And as always,

Make the universe SMILE =  )

~ Indy Anna

Want more (brilliantly) EPIC posts of real estate investing and bidness badasssery...?

There is a great post and class on the 38 Ways to Buy Apartment Buildings Zero Down with Pet Policies, and here are some other helpful and EPIC posts... for starters as a real estate investor if you ever want to build a business that makes you 30 grand a month then you MUST do this...

Wanna Create Generational Passive Income Buying Real Estate and Small Businesses?

Here's a class on exactly how to make $30,000 in passive income as an out of state Indy landlord.  Exactly how many Indiana rental properties do you need to make 30 grand a month.  Anna can you help me invest in Indianapolis turnkey real estate investment properties?

There's also a great class Azam did on how anybody can retire in the next 1-2 years with $30,000 a month in passive income by buying and selling businesses zero down.  What about Micro Flipping?  We have a great class on how to start micro-flipping real estate zero down from your house and make $500/day, speed wholesaling 101.

There’s also another great class on how to buy apartment buildings zero down that you can check out as well.  This relates directly to growing income on rental properties.  Speaking of which make sure to check out our epic page on 14 ways to avoid tenants from hell.  Also we have a great post on how to make build a "six figure a month" real estate wholesaling business.

Also here is a post on how I did this and I flipped a house off Zillow for 30.  Also you can check out the post on five steps to flip a house right off Zillow for 40 grand.  You can also check out our other epic post on 57 ways to make money with vacant land.

Here’s another post on how a Hero flipped a house off Zillow and made 40k in a few weeks while he was learning to read.  Also you want to check our post on the EPIC $25 million letter and the copy writing lessons for real estate investors, you'll love it.  Also you can see how ONE letter is making me $9,000 a month.  Also you can check out the post on 101 FREE places to advertise your houses.

Also check out the "SA" class and your REAL chances of create social mobility and income ascension with your real estate business.  Brilliant stuff.  Also there is a great post on the ONLY way you'll ever make 30 grand a month as a real estate investor and/or business builder.  Another brilliant class with a free downloadable Investor Guide is about 19 Ways to Make $10,000 a Month by Helping Tired Landlords.

Plus make sure you check out Azam's post on how to hire a realtor that makes you $10,000 a month... while you sit back with your shoes kicked up on your desk and fingers folded behind your head.  Also there is a great post on how to make five grand a week from putting out signs.

Also we have some great posts on 30 ways to buy real estate with no money down.  That is a two part series so make sure to watch the second part on the 30 ways to buy real estate zero down and with no loans or credit.  I also get questions about our "Epic Flipping" and how to turn $1 into over $25,000 by flipping ordinary items for exponentially high ROI.

And don’t forget our EPIC page on 100 FREE ways to find motivated sellers, we are making the number one page in the world on FREE ways of finding motivated sellers.  Also check out how I find motivated sellers from code violation properties, and also how I make over $1,500 a week giving investors access to that list

Speaking of lists, for a list of the "Good People" and My Indy Anna Homeys - this is a FREE list of EVERY possible contact that you'll ever need to build a real estate business in the Indianapolis or the Midwest.

You can also get a LONG list of every contract, piece of paperwork and legal document that you'll EVER need for your real estate business all FREE to download.

Also perhaps the most important class Azam has done is on the "Frequency of Thought" and how to use the laws of quantum physics to rewire your brain, attract brilliance like a lightning rod and be the best version of yourself.  Check out this epic 3-hour class on Quantum Real Estate.

When I first go started I thought wouldn't it be great if somebody put together ONE list of every possible contact that I would ever need to build a passive income with Indiana real estate - or any Midwest real estate?  Well that's exaclty what I did with our “People Page” here it is:

A totally FREE list of every possible real estate professional contact you’ll ever need to do unlimited deals, start and scale your real estate business and create generational passive income with real estate anywhere Indiana or the Midwest.

Stay here at and you’ll become allergic to being an LC and addicted to improving the world and creating Income Ascension and Social Mobility for you and yours… 

Thanks so much!  = )

Make the Universe Smile.

~ Indy Anna
Love (at)
(YES that's my actual Direct Line and I really do answer lol, so please text me first Thx!)

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.