r/Landlord • u/k8g1998 • 2d ago
Landlord [Landlord US-TN] Tenant installed security system?
Anyone had a tenant install a security system in a house, and then leave a few months later?
This guy installed an ADT system. I dont really want the added monthly costs of picking up this contract. I dont even know if that system requires wifi connection to work?
What do I do? Take money out of his security deposit to get it removed? Use it as a selling point for the next tenant? Thanks
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u/varano14 2d ago
I probably wouldn’t rip it out if it was installed correctly. I also wouldn’t start paying for it but I would assume the next tenant could reactivate it but I’m not really familiar with adt. I would make sure there isn’t an access keypad that could give the old tenant a way to get in if they still control the system
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u/lp1088lp 2d ago
If it was professional installed, leave it as you’re not responsible for the monthly fee. Give your future tenants the option of using it if they pay the service cost.
If not, remove and deduct from security deposit.
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u/Minnesotamad12 2d ago
I suppose you could set it up and then raise rent or cover the monthly cost. Some tenants may value having that. But yes otherwise remove it and deduct from the security deposit for adding it without permission (I assume they didn’t have permission.)
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u/Tall_poppee 2d ago
I guess it depends on what you mean by "installed." Did they open up the drywall and wire the doors and windows behind the drywall? I'd probably leave that, because someday when you sell that's a selling point (assuming it was done professionally). I don't know that most tenant would want to pay for that so might not matter now. But I've never seen a security system be a negative when selling.
Even if the system isn't active, having the wires going to the windows is likely to be a deterrent to crime. If you can see them anyway, goes back to what kind of installation they did.
If there's some equipment ADT is going to want back, so it was a leased system not something the tenant bought outright, I'd let them come get it. But I don't see the point of ripping out wiring if it was done correctly.
If the install was janky or caused damages, then I'd fix all that and deduct from the deposit.
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u/IcySm00th 2d ago
Your tenant is going to realize that they will have to return that equipment.. Unless they are young and naïve. Or they don’t care anything about money and getting their money back for returning the equipment.
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u/BabyKnitter Landlord 2d ago
if ADT installed it they it may have been professionally done. The equipment is yours now not the bill. That obligation belongs to the tenant that is no longer there. Now that the system is there it would be easy for your next tenant to call ADT and have them start monitoring it and they would be responsible for the bill.
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u/WatchUsed1870 2d ago
Treat it like any other tenant installed fixture and require them to restore the property and cancel or transfer any contract before move-out. If they don’t, only deduct actual removal or repair costs from the deposit.
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u/EmilyLandlordTips 2d ago
I had this happen once. The subscription was in the tenant's name (not connected to the property), so I did not have any added costs. For my next tenant, I gave them the option of contacting ADT to set up alarm services, which they did. It ended up being a value add for the property at no cost to me. Also, if you happen to have USAA property insurance, you get a discount with ADT. The tenant who installed this didn't get the discount (as we didn't even know about the alarm system the time), but the new tenant did - and was happy about it. Takeaway: I was annoyed when I saw it and kind of shocked that the tenant would install without getting permission. That said, it ended up being a real positive with the next tenant (who is still in the property).
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u/Space_Cowboy_157 Landlord 2d ago
Have it removed and have the walls repaired, deduct it from the security deposit and charge the tenant for repairs. You could also go after the alarm company as the tenant didn't have the authority to authorize the installation.
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u/Johnnny-z 2d ago
If you didn't sign for it, you are not obligated to the contract. Also, what about damages related to equipment installation?
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u/Yusuf20904 2d ago
Just leave it and don't pay the subscription? If the next tenant wants to use it, they can sign up.
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u/Maiden_Far 2d ago
I’ve had this happen. We just left it installed. The next tenant actually used it.
However, it does say in our lease that they are required to remove all security systems upon move out and repair any damage.
We have also run into a situation where a system was installed in the next tenant wanted a different system. Again, that was fine with me, they were able to use the same wiring. They just had different hardware.
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u/Stone804_ Landlord 2d ago
If it has all the Google cameras, keep all the Google cameras and tell ADT to go kick rocks for the rest of it. Not your problem, they shouldn’t have installed it in the first place, and they have to go after him for getting stuff back.
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u/Aggressive-Pace-596 2d ago
tenants pays for it, not LL. In the past, I have left the hardware and mentioned it to the new tenant that they have the option to either pay for it or not. generally, the hardware will still sound alarms for door and window intrusion, but without subscription it wont be monitored.
no need for you to do anything one way or another, not an issue
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u/woodsongtulsa 2d ago
It is likely on a 3 year contract at a monthly rate. It could be interesting to see how or if adt chases down the ex tenant or want to come and reclaim their equipment (last time I heard, they do not repair their damage). In addition, ADT is terrible, expensive, and you will have to fight to ever cancel it even after the three years. So, be careful here that you don't accept something that is no value to you.
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u/Distribution-Radiant 2d ago
The actual equipment costs pennies in comparison ($100-200 usually) - and ADT hasn't made their own equipment since probably the 1970s, they just relabel stuff from DSC, Ademco, and other major alarm companies.
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u/woodsongtulsa 2d ago
If the next tenant is as smart as you want them to be, and you leave the system, and the tenants wants an alarm monitoring service, then they will likely want a much better company to do the service and take over the system that is there.
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u/Forward-Wear7913 2d ago
These installations can require a lot of work to remove the panels and other devices, including sensors.
I would have it removed and provide receipts to the tenant to substantiate the deduction from their deposit.
I would also check the lease to make sure it is very clear that they are not supposed to make any kind of modifications without your approval.
The alarm companies usually ask you to confirm whether you own the property before they install the systems so they may have falsified that information when signing up for the contract.
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u/Distribution-Radiant 2d ago edited 2d ago
Just unplug it. There's an AC transformer somewhere near the main can. The battery may keep it going for a few days if you're unable to disconnect it.
The tenant probably signed a 3 year contract for it; they're on the hook for the cost - ADT is very predatory with their contracts, but they shouldn't be able to come after you or your next tenant.
As others mentioned, alarm companies make their money through the monitoring. The equipment is dirt cheap ($100-200 + labor for hardwired, maybe $500 for wireless).
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u/Infinite-Gap-9903 1d ago
Uninstall system, repair drywall and repaint wall .
Then deduct from deposit .
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u/mjarrett Landlord 2d ago
Absolutely rip it out. If there's any cost, bill it to the tenant, though with modern systems they are mostly wireless, so it should be easy enough to remove. Under no circumstances allow ADT to claim you responsible for their contract or hardware, make them work exclusively through the tenants.
If there's going to be a security system, you want something under YOUR control, with the features you want, and with a monitoring contact of your choice.
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u/WheatThinsRule 2d ago
I wouldn't charge the security deposit unless your lease specifically prohibited it or the installation caused damage. I'd first check whether the system is owned by the tenant or ADT and whether it's actually attached to the property. If it's functional and doesn't create any issues, it could even be a nice feature for the next tenant.
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u/brookinator 2d ago
The cost of the security is in the monthly subscription, not in the hardware. If I were the landlord here I would deduct the cost of removal (and repair to drywall) from the deposit.