If you have rental property in Massachusetts, here’s a quick way you can check the health and currency of your rental forms.  You should have:

• A primary agreement (be it a “lease” or a “tenancy-at-will”), that specifies
  • Which space is being rented
  • To whom
  • How much
  • Who pays for utilities (you can’t charge for water unless you have separate meters!)
  • Who fixes stuff
  • Whether subletting is allowed (I recommend not)
  • And if you like your agreement, comment below to tell others where to get a copy
• A summary of everything attached to the primary agreement (all of the “addenda”), which includes everything below:
• An addendum with your custom terms
  • Do you keep keys to the apartment?  If so, under which conditions may you enter?
  • Is parking allowed?
  • Are pets allowed?  Remember, you can’t charge pet fees or take a pet security deposit.
  • Is smoking allowed?  Yes, you can prohibit smoking on your property.
  • Who replaces smoke detector batteries?
  • Are judgments for legal expenses capped?
  • Who pays for lock-outs?
• No smoking addendum
  • You shouldn’t be held responsible for  health effects if someone smokes on your no-smoking property.
• Insect infestation addendum
  • Landlords must pay for extermination, but tenants must comply with extermination procedures.
• CORI authorization
  • Otherwise you can’t check criminal history.
• Mold addendum
  • Tenants must keep the place free of moisture and report any problems immediately.
• Move-out and cleaning fees
  • This is required if you think you might withhold from a security deposit.
• Lead disclosure forms and copy of lead report
  • You can’t have kids under six years old living in an apartment with lead paint unless the hazards have been brought under interim control or eliminated.
• Bank signature form (w9 signature card, not just w9) for security deposit account
  • Security deposits must be held under the tenant’s social security number.
• Utility companies sheet
  • As a courtesy, tell your tenants where to go to start gas and electric service.
• Bedbug notice
  • Warn your tenants against picking up used mattresses or other furniture off the street.
• Trash sheet, including number for bulk item removal
  • Help your property stay clean by encouraging tenants to take advantage of free recycling and affordable bulk waste pick-up, if your city has these programs.
  • Tell them which day is their trash day and where to put their trash.
• A condition of move-in
  • You need this if you ever have to show a judge or other third party that the apartment was in good shape when the tenants moved in.
• Fuel assistance form
  • Many, many tenants qualify for fuel assistance.  If they get on fuel assistance, a world of benefits may open up to you, including new refrigerators, insulation, and furnaces.  Plus, any money you can save your tenant increases the affordability of your property.

Did I miss anything?  Add your comments below!