Hi, there! Joe White here from Grow Property Management, your trusted property management company in Philadelphia.
I recently got a great question from Mr. Tima about how to increase the duration that tenants stay in your rentals. It’s something I’ve thought a lot about, especially since my property management company, Grow Property Management, currently sees tenants stay an average of 3.3 years – and that number’s been steadily increasing. I believe it’s going to keep climbing too, and I’ve got a couple of tips that I think have really helped us, both from personal experience and from running the business.
First, my wife and I own rental properties ourselves, and yes – my property management company manages them. But here’s the thing: our properties are treated exactly the same as every other one we manage. As far as I know, my staff and the contractors we use don’t even know which properties are ours. There’s no special treatment. But, interestingly, I’ve noticed our units do tend to get rented a bit longer than average, and I think I know why.
The main reason, I believe, is that my wife and I put effort into features that improve livability – not necessarily things that are marketable, flashy, or going to show up in a listing, but features that make life easier for the people actually living there.
Let me give you a simple example: instead of just putting window boxes on the front of the house (which look great in a photo), we’ll also install an outdoor spigot nearby. That way, a tenant can actually water the flowers, wash their car, or clean off their patio furniture. Most people flipping a house to hold as a rental won’t bother with something like a spigot – but we do, and it’s those functional additions that make a big difference over time.
Another thing we do is install hooks on the backs of bedroom and bathroom doors. It sounds small – and it is – but it makes the space more usable. Most tenants won’t even notice those during a showing, but once they move in and actually live there, having a hook for their robe or towel just makes things easier. It’s about thinking like a resident, not just a landlord.
We’re also really mindful of outlet placement. In bathrooms, for example, we always make sure there are outlets where people are actually going to need them. Again, not glamorous, but incredibly helpful for everyday living. These kinds of details are often overlooked by investors who are focused on cost-cutting or cosmetic upgrades. But for us, that livability factor is key, and tenants stay longer because of it – even if they can’t quite put their finger on why.
And here’s another insight: many of our clients are homeowners who turned their primary residences into rentals. These properties were once lived in and loved, and the owners typically added little comforts and conveniences that make a huge difference. Those homes tend to perform really well as rentals. Why? Because they weren’t built or renovated just as rentals – they were made to be lived in. There’s a big difference there.
Tip #1: Focus on functionality. Even if those features aren’t immediately marketable, tenants feel the difference. Subconsciously, they know the space is more livable, and that makes them want to stay.
Tip #2: Communication. You absolutely have to be responsive and keep your tenants informed – especially when maintenance issues come up. Sure, we all know to fix things quickly, but what often gets missed is communicating with the tenant during the process.
Say their toilet stops working, or the garbage disposal goes out, or – worse – something big like the HVAC system fails in the middle of the summer. You might already be scrambling to schedule a contractor, but from the tenant’s perspective, they’re sitting there in their home with no idea what’s happening or when it’ll be fixed. And yes, it’s their home, even if you’re the one who owns it.
That kind of lack of communication leads to frustration and short-term leases. But if you keep them updated, “Hey, we’ve contacted a contractor, here’s what we expect” – it goes a long way. They feel respected, and that strengthens your relationship with them.
In our company, we’ve set up systems that make this kind of communication easier, and it’s made a noticeable impact on tenant satisfaction and retention.
At the end of the day, I’m just a Philadelphia property management company owner trying to help people succeed in rental property investing. If there’s one thing I’ve learned, it’s that small, thoughtful improvements and good communication can make a massive difference. So, if you’re looking to keep tenants longer, start there.
As always, happy rental property investing!
