Renting A House: Poolside Living, Made Easy

how to rent a house with a pool

Renting a house with a pool can be an attractive prospect for tenants, but it's important to be aware of the responsibilities and potential challenges that come with it. Pools can add value to a rental property, making it more desirable and allowing landlords to charge higher rent. They also create a fun environment for families and can help attract long-term, high-quality tenants.

However, there are also increased maintenance costs and insurance fees associated with pools. Landlords must be vigilant about pool safety to avoid liability in the event of accidents or injuries. This includes complying with local pool safety laws, performing regular maintenance, and establishing clear rules and expectations for tenants regarding pool use and maintenance.

Overall, renting a house with a pool can be a great opportunity, but it's important for landlords and tenants to be aware of the responsibilities and potential challenges involved.

Characteristics Values
Rental appeal Pools can be a unique selling point, attracting quality, long-term tenants and increasing rental value.
Liability Pools pose a liability risk for landlords, who may be sued if a guest or licensee suffers an accident. Trespassers have also been known to sue landlords for injuries sustained in a property's pool.
Insurance Landlords will likely need extra insurance to cover swimming pool liability.
Maintenance Pools require regular maintenance, which can be costly.
Safety Safety measures such as pool alarms, covers, and fencing may be required by law.
Lease addendum Landlords should add a swimming pool addendum to the lease agreement to set out rules and tenant responsibilities.

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Understand the risks and liabilities

Renting a house with a pool can be a great amenity, but it also comes with risks and liabilities that you should be aware of. Here are some key points to consider:

Increased Liability for Property Owners:

The presence of a pool increases the liability for property owners as it poses a significant risk of accidents, injuries, and drownings. Landlords can be held liable and sued if a guest, licensee, or even a trespasser suffers an accident or injury related to the pool. It is important to understand the local laws and take necessary precautions to ensure safety and reduce liability risks.

Insurance Requirements:

Renting a house with a pool typically requires additional insurance coverage. Standard insurance policies may not be sufficient, and landlords may need to purchase extra liability insurance to protect themselves financially in case of any pool-related incidents. The cost and availability of insurance coverage for rental properties with pools can vary, so it is advisable to consult with an insurance professional to ensure adequate coverage.

Compliance with Local Laws and Ordinances:

Local laws and ordinances regarding pool safety and fencing may vary from county to county. It is crucial to research and comply with the specific requirements in your area, such as installing safety barriers, following pool safety legislation, and meeting maintenance standards. Failure to comply with these laws can lead to legal consequences and increase liability risks.

Lease Addendum:

Adding a swimming pool addendum to the lease agreement is essential for landlords. This document outlines the responsibilities of both the landlord and the tenant regarding pool maintenance, safety, and usage. It also helps to protect the landlord from liability by specifying that tenants use the pool at their own risk and that the landlord is not responsible for any injuries sustained.

Maintenance and Safety Considerations:

Regular maintenance and safety measures are critical to reducing risks associated with the pool. This includes tasks such as cleaning, checking water levels and chemical levels, and ensuring proper operation of equipment. Providing safety equipment, such as rescue poles and life rings, is also recommended. Additionally, consider offering a pool orientation for tenants to go over safety guidelines and emergency procedures.

In conclusion, renting a house with a pool comes with certain risks and liabilities that should not be overlooked. By understanding and addressing these concerns, landlords can create a safe and enjoyable environment for their tenants while also protecting themselves from potential financial and legal consequences.

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Get the right insurance coverage

Renting a house with a pool comes with increased liability risks, so it's crucial to have adequate insurance coverage. Here are some essential things to consider when it comes to insurance:

  • Consult an Insurance Professional: Speak to a licensed insurance professional to assess your specific needs and requirements. They can guide you in choosing the right type and amount of coverage.
  • Specialised Insurance: Understand that renting a property with a pool may necessitate specialised or additional insurance. Standard renters' and homeowners' policies may not cover injuries or damages related to a swimming pool.
  • In-Ground vs. Above-Ground Pools: Be aware that insurance coverage may differ between in-ground and above-ground pools. Ask your insurance provider about the specific coverages they offer for each type of pool.
  • Increase Liability Coverage: Pools present a unique risk, and insurers often recommend higher liability protection. Consider increasing your liability coverage significantly to protect yourself adequately.
  • Understand State and Local Laws: Familiarise yourself with state and local laws regarding pool safety. For example, in Maryland, residential swimming pools must have adequate barriers like fences, and the height requirements for these fences may vary by county. Complying with these laws is crucial for safety and may also impact your insurance policy.
  • Include a Lease Addendum: Protect yourself by adding a swimming pool addendum to your lease agreement. This document should outline the responsibilities of both the landlord and the tenant regarding pool maintenance and safety. It also typically includes a clause stating that tenants use the pool at their own risk, and the landlord is not liable for any injuries.
  • Premises Liability: Understand that both landlords and tenants may be held liable for accidents or losses related to the pool. The party responsible for maintenance and upkeep is typically liable for any accidents caused by negligence. Additionally, renters may be held liable if they fail to take reasonable precautions to protect guests from known dangers.
  • Consider Electronic Monitoring: If you're concerned about constant maintenance checks, consider investing in electronic monitoring systems for the pool. This way, you can be alerted to potential issues before they become more significant problems.
  • Bake Insurance Costs into Rent: If you're a landlord, remember that the additional insurance costs can be factored into the rent price. This way, you can ensure you're covered without shouldering the entire financial burden yourself.

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Create a lease addendum

A pool addendum is an attachment to a lease agreement that outlines the rules regarding the usage of a pool and/or spa. It is designed to protect both the landlord and tenant by outlining their respective responsibilities and liabilities. Here is a step-by-step guide on how to create a lease addendum for a house with a pool:

Identify the Type of Addendum

Begin by stating the type of addendum, which in this case is a "Pool Liability Waiver Addendum". This should be clearly stated in the heading and opening of the document.

Include Basic Information

Provide basic information such as the date the addendum is being signed, the landlord's business address, the tenant's rental property address, and the date of the original lease agreement.

Add an Introductory Statement

Include an introductory statement that clarifies the purpose of the addendum. For example, "This swimming pool addendum discloses the rules of the pool/hot tub located at the residence. Use of the pool is open to all tenants provided that the following rules are acknowledged and followed at all times."

Outline the Rules and Responsibilities

Clearly outline the rules and responsibilities associated with the pool. This includes:

  • Use at Own Risk: Specify that all use of the pool is at the tenant's own risk.
  • Age Restriction: Inform tenants of any age restrictions and supervision requirements for children.
  • Caution: Remind tenants to exercise caution and be safe when using the pool.
  • Pool Limitations: Inform tenants about any limitations or restrictions on pool use, such as seasonal availability or maintenance periods.
  • Responsibility for Maintenance: Clarify who is responsible for regular maintenance, including financial responsibilities.
  • Damages: Specify that any damages caused by the tenant may be their financial responsibility.
  • Revocation of Privileges: State that privileges can be revoked if the tenant fails to comply with the rules.

Address Liability and Release of Responsibility

As the landlord, it is essential to protect yourself from liability. Include a section that releases you from any responsibility for injuries or damages resulting from the use of the pool and surrounding areas. The tenant assumes all risks associated with using these areas.

Precautions and Maintenance

Inform the tenant that they are responsible for taking certain precautions to ensure the safety of anyone using or accessing the pool area. This includes securing entrances when not in use and ensuring appropriate safety measures, such as providing life vests for individuals who cannot swim independently. Outline the maintenance expectations, such as regular inspections, removing debris, and maintaining water quality.

Repairs and Indemnification

Specify that the tenant must notify the landlord immediately of any repairs needed. While the landlord will be responsible for all repairs, the tenant will be held accountable for any damages caused by their negligence or failure to maintain the pool properly. The tenant agrees to be responsible for any costs, damages, or lawsuits resulting from the pool.

Unsupervised Use and Guest Policies

Clarify that it is not the landlord's responsibility to supervise the use of the pool. Include any restrictions on unsupervised use, particularly for minors. If relevant, outline the guest policy, including any limitations on the number of guests or requirements for tenant supervision.

Include a Section on Violations

Outline the consequences of violating the terms of the addendum. Specify what actions will be taken if the tenant fails to comply with the rules and regulations outlined in the document.

Signatures and Dates

Both the landlord and tenant should sign and date the addendum. Ensure that each party retains a copy of the signed document for their records.

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Establish regular pool maintenance

Regular pool maintenance is essential to keeping your pool safe, clean, and functional. Here are some steps to help you establish a solid maintenance routine:

  • Understand your pool and its components: Familiarize yourself with the basic parts of your pool, such as the water, pool liner walls, filter system, skimmers, and returns. Knowing how your pool works will help you care for it effectively and troubleshoot any issues that may arise.
  • Circulate the water: Keep the water circulating by running your pump and filter system daily. Aim for at at least 8 to 12 hours a day to prevent bacteria and algae growth. Good water circulation ensures cleaner, clearer, and safer water for swimming.
  • Establish a cleaning routine: Create a weekly pool cleaning schedule. Use a leaf skimmer to remove surface debris, brush the pool walls and floors to loosen hardened debris, and vacuum the pool to remove debris from the floor and walls. Regular cleaning will prevent the build-up of dirt and grime.
  • Check and maintain chemical levels: Test and balance the pool's chemical levels, including pH levels, alkalinity, and sanitizer (chlorine, bromine, etc.) levels. Follow local guidelines for safe chemical handling and storage.
  • Shock the pool: Use pool shock to destroy contaminants, clear cloudy water, and eliminate chlorine odours. Add shock weekly and after heavy use, storms, or extreme temperatures. Always wear protective gear when handling chemicals.
  • Add algaecide: To prevent algae growth, add algaecide to your pool weekly, especially if your pool gets a lot of sun and heat exposure.
  • Backwash your filter: Backwashing involves reversing the water flow through your filter to flush out built-up debris and contaminants. Check your filter's instructions for guidance on how often to backwash.
  • Monitor and adjust water levels: Keep an eye on your pool's water level, especially during the pool season. Ensure the water level stays between the midpoint and within one inch of the top of the skimmer opening.
  • Hire a pool maintenance company: Consider hiring a professional pool maintenance company to take care of more specialised tasks. They can help with opening and closing the pool for the season, performing repairs, and ensuring the pool's chemistry is balanced.
  • Create a maintenance checklist: Make a pool chore chart or checklist to ensure all maintenance tasks are completed regularly. This can help you stay organised and ensure that important tasks don't slip through the cracks.
  • Educate tenants about pool safety: If you're renting out a property with a pool, provide tenants with a pool safety brochure or sheet. Outline their responsibilities for maintaining the pool and any applicable rules or restrictions.

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Install security features and equipment

As a landlord, ensuring the safety of your tenants is paramount. Pools can be dangerous, especially for children and pets, so it's important to install the necessary security features and equipment to prevent accidents and injuries. Here are some essential measures to consider:

Pool Fencing

One of the most effective ways to secure your pool area is by installing a fence. Fences act as a physical barrier, preventing unauthorised access to the pool. Check your local laws and regulations regarding the required height and specifications of the fence. For example, in some counties, the fence must be at least 4 to 6 feet tall and comply with local building codes.

Pool Alarms

Pool alarms are designed to detect when someone or something enters the pool area or the water itself. These alarms can be mounted on the side of the pool or float on the water's surface. More advanced alarms use sonar to detect breaches, while others use motion sensors. You can also install gate alarms that alert you when the pool gate is opened.

Safety Covers

Consider investing in a safety cover that completely blocks access to the pool. These covers should meet the ASTM F1346-91 safety standard to ensure maximum protection. This adds an extra layer of security, especially when the pool is not in use.

Rescue Equipment

It is crucial to have rescue equipment readily available near the pool in case of emergencies. This includes items such as a ring buoy and a throwing rope, a life hook or shepherd's crook, and a first aid kit. Ensure that you and your tenants know how to use this equipment properly by taking a water safety course or a CPR course.

Anti-Entrapment Drain Covers

The Virginia Graeme Baker Pool & Spa Safety Act of 2007 requires all pools in the US to have anti-entrapment drain covers. These covers prevent individuals, especially children, from being trapped by the strong suction of pool drains. If your pool was installed before 2008, ensure that it has these life-saving covers.

Lighting and Surveillance

Install motion-sensing lights and cameras around the pool area. This not only helps deter trespassers but also allows you to monitor the pool remotely and be alerted to any unauthorised access. You can set up phone alerts or connect the system to a professional monitoring service that can dispatch first responders if needed.

Warning Signs and Information

Post clear warning signs and safety information near the pool. This includes CPR instructions, emergency contact information, and pool rules. You can also offer tenants a pool safety brochure as part of their welcome package to educate them on safety protocols.

Frequently asked questions

A pool can be a great way to attract long-term, high-quality, and higher-paying tenants. It adds value to the property, enhances its curb appeal, and makes it stand out.

Pools pose a severe risk for injuries and even death, which means higher insurance costs and increased liability. They also require extra maintenance, which can be costly and time-consuming.

Most cities have specific local laws that landlords must comply with, such as installing a fence or gate around the pool area. Landlords also need to ensure they have adequate insurance coverage for rental properties with pools, which may require extra insurance to cover liability.

It is important to set clear rules and expectations for pool use and maintenance in the lease agreement. Landlords should also consider providing tenants with a pool safety brochure and offering a pool orientation to go over safety guidelines. Regular pool maintenance is essential to prevent accidents and keep the pool in good condition.

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