Find out how to handle lease violations that increase during the summer, like unauthorized guests, extra vehicles, barbecues, noise complaints, and extended tenant absences.
Summer has a way of bringing out both the best and the busiest parts of property management. The days are longer, the properties are greener, and with that comes a noticeable uptick in tenant activity. Unfortunately, it’s also the season when certain lease violations tend to increase, often unintentionally.
Whether you’re managing a handful of units or overseeing a large portfolio, knowing how to identify and professionally address common summer lease violations can help protect your property, maintain positive landlord-tenant relationships, and ensure lease compliance.
Common Summer Lease Violations for Rental Properties
Unauthorized Guests
Extra Vehicles
BBQs
Noise Complaints
Extended Tenant Absences
1. Unauthorized Guests
Summer often brings additional guests, like visiting family, returning students, summer romances, or out-of-town friends. While a few days of company is generally acceptable, problems arise when these visits extend beyond what is permitted by the lease agreement.
What to watch for:
Frequent overnight guests
Unfamiliar individuals accessing common areas or mailboxes
Notable increases in utilities for smaller units
How to address unauthorized guests:
When you suspect a guest may be exceeding the allowed duration, it is best to issue a formal written reminder to the tenant. This communication should reference the guest policy outlined in the lease, including the maximum number of days guests are permitted to stay and the requirement to notify management of long-term visitors.
For example:
“We kindly remind you that guests are permitted to stay for up to [X] consecutive days or [X] days within a given month, as stated in your lease. Should a guest intend to stay longer, please contact management to discuss next steps, which may include screening the individual as an additional occupant.”
Clear documentation and polite professionalism can prevent confusion and ensure compliance without escalating tensions.
If your tenant does not correct the lease violation, you should move forward with a formal lease violation notice and follow your state laws for delivery and proper documentation.
2. Excessive or Improper Vehicle Use
With summer travel, visiting guests, and temporary living changes, it’s common to see more vehicles on the property. However, unauthorized parking or vehicle overflow can disrupt order and violate lease terms.
Frustrations can also arise if tenants feel their designated parking spots are often taken by their neighbor’s guests, leading to tenant disputes that require additional landlord intervention.
What to watch for:
Vehicles parked in fire lanes, grassy areas, or other non-designated spots
Use of guest parking by tenants or long-term guests
Trailers, boats, or recreational vehicles not permitted on-site
How to address improper vehicle or parking issues:
Provide tenants with a formal notice outlining the property’s parking policy. Include specifics such as the number of vehicles allowed per unit, assigned spaces, and any rules regarding guest parking or prohibited vehicle types.
For example:
“This is a courtesy reminder that each unit is allotted [X] parking space(s), and that parking is limited to designated areas only. Vehicles found in violation may be subject to towing at the owner’s expense, per the lease agreement.”
Including a copy of the parking policy or an updated parking map can further reinforce expectations. You’ll also want to check your local city ordinances about how you can legally enforce parking. For instance, in my town, we have to give vehicles 72-hr notice before a car can get towed, even in privately owned parking lots.
3. Grills, Barbecues, and Open Flames
Summer cookouts and bbqs are a seasonal tradition, but they may not always align with your lease terms or local fire codes. Grills placed too close to buildings or used in prohibited areas can create a fire danger and significant liability risks.
What to watch for:
Grills on balconies, decks, or within restricted distances of the building
Use of charcoal or propane when only electric grills are permitted
Unauthorized fire pits or open flames
How to address it:
Prior to summer, consider issuing a seasonal notice that outlines grill and fire safety policies. This message should cite specific restrictions and reference local fire ordinances if applicable.
For example:
“As a reminder, per your lease and local fire safety regulations, charcoal and propane grills are not permitted on balconies, decks, or within [X] feet of the building. Electric grills may be used in the designated areas. We appreciate your cooperation in maintaining a safe environment for all residents.”
When possible, offer alternatives—such as designated community barbecue areas—to accommodate tenants while upholding safety standards.
4. Noise and Disturbance Complaints
Warmer weather and extended daylight hours often lead to social gatherings, outdoor music, and late-night activities. While some noise is expected, excessive or repeated disturbances can violate quiet hours and disrupt neighbors.
Local city ordinances will play a factor on enforcing noise complaints. In some cases, neighbors will be within their right to call the authorities to report noise disturbances.
What to watch for:
Reports of loud music or gatherings late into the evening
Use of outdoor speakers or amplifiers
Multiple noise complaints from neighboring units
Learn more: Quiet Hours for Rental Properties | Tips for Landlords and Managers
How to address it:
Start with a formal warning letter that references the quiet hours listed in the lease and explains the impact of the disturbance on others. You should also list any local noise ordinances as outlined by city regulations.
For example:
“We’ve received reports of noise disturbances originating from your unit on [specific dates/times]. Please be reminded that quiet hours are from [X PM] to [X AM], as outlined in your lease. We ask that all residents be respectful of their neighbors and keep noise to a reasonable level, particularly during these hours.”
If the behavior continues, be prepared to follow through with escalation procedures as described in your lease agreement.
5. Extended Tenant Absences During Summer Travel
Summer is a popular time for tenants to take extended vacations, visit family, or leave town for seasonal work. While there is nothing inherently wrong with a tenant being away for a few weeks, prolonged absences can create concerns regarding property security, maintenance, and lease compliance—especially if the tenant fails to notify you.
What to watch for:
Units that appear vacant for multiple weeks
Mail and packages accumulating
Reports from neighbors or vendors indicating the property has been left unattended
How to address it:
It is advisable to include a clause in your lease that requires tenants to notify you of any absences longer than a specified period (e.g., 7 or 14 days). This ensures you’re aware of the vacancy and can monitor the property as needed, particularly in the event of emergencies, maintenance issues, or suspicious activity.
For example:
“We understand that many residents may be traveling this summer. If you plan to be away from the property for more than [X] consecutive days, please notify management in advance. This allows us to ensure the safety and condition of your unit while you are away.”
Encourage tenants to take basic precautions such as:
Turning off water valves (if appropriate)
Securing doors and windows
Arranging for mail to be held or collected
Setting a light on a timer to deter break-ins
These steps not only protect your investment but also show tenants that you’re looking out for their safety and belongings while they’re gone.
Missed or Late Rent Payments while Traveling
Traveling tenants might also miss a rent payment due date, so encourage your residents to sign up for online rent payments and automated payments, if possible, to avoid late fees and penalties.
Final Thoughts
Most lease violations in the summer aren’t the result of willful disregard—they’re simply due to seasonal activity and relaxed routines. That said, consistent enforcement paired with respectful communication sets the tone for a cooperative landlord-tenant relationship.
Being proactive by sending seasonal policy reminders, clearly referencing lease terms, and documenting all communications can make managing summer lease issues far less stressful.
At the end of the day, you’re managing more than just rental properties; you’re managing expectations, safety, and community standards. And when those are well maintained, summer can be just as enjoyable for you as it is for your tenants.
