How to Choose a Landlord-Friendly State

Have you ever considered how state laws and regulations can make or break your profitability as a landlord?

In the intricate world of real estate investing, the laws of the state where your rental property is situated play a monumental role. They dictate your rights and obligations and significantly influence your bottom line.

Imagine the peace of mind that comes with operating in a state that supports your endeavors, minimizes bureaucratic hurdles, and empowers you to maximize your returns. That's the power of choosing a landlord-friendly state.

Dive into this guide to discover the strategies that will help you make an informed decision and ensure that your real estate investments are both rewarding and hassle-free.

What makes a state landlord-friendly?

A landlord-friendly state prioritizes the needs and interests of landlords and property owners through favorable laws and regulations.

For example, such a state would typically have a streamlined eviction process, favorable security deposit laws, clear and concise lease agreements, low property taxes, and minimal regulations on rent increases. In addition, a landlord-friendly state would have strong job growth and a lower cost of living to attract more renters, making it easier for landlords to fill their properties quickly.

10 key traits of landlord-friendly states

Many investors make real estate purchases based on the ease of business in a property's location. The following factors impact the time and hassle landlords in certain areas may experience when managing rental properties. 

1. Rent control legislation

Rent control policies are a controversial topic that aims to limit rent prices in market-rate rental housing through government-enforced measures. However, only a handful of states have rent control policies in place at either the state or local level.

While 31 states still uphold preemptions preventing local governments from adopting rent regulation laws, there are notable exceptions. States such as California, the District of Columbia, Maine, Maryland, Minnesota, New Jersey, New York, and Oregon have actively implemented rent control policies.

In 2022, the push for rent control experienced a renewed vigor. Advocates lobbied at state and federal levels, urging President Biden to set rental caps on properties mortgaged by Fannie Mae and Freddie Mac. Though rent control measures found limited success, being introduced in 19 state legislatures, Massachusetts looks poised to enact rent control in 2023, with anticipated activity in numerous other states.

The National Multifamily Housing Council reports that most states without rent control maintain these preemptions, barring six states and the District of Columbia. The debate persists: while some champion rent control as a tool for ensuring housing affordability, critics warn of its unintended consequences, such as potential housing shortages.

Currently, tenants' rights groups, especially in Boston, Massachusetts, are campaigning intensively to overturn rent control bans, linking them to rising eviction rates. Moreover, changes in rent control legislation are on the horizon for cities in states like Arizona, Florida, Hawaii, Illinois, Kentucky, New Jersey, New York, and Washington as regulators consider enhancing rent control protections.

2. Tax benefits and obligations

All landlords should be fully aware of their tax obligations when they purchase a rental property. 

For instance, they might be tempted to purchase property in Illinois, New Hampshire, and New Jersey — but these states have some of the highest property tax rates in the country. While some cities appear to have relatively low tax rates, it's important to look at their historical tax growth — for example, tax rates in Greely, CO, and Anchorage, AK, rose more than 26% from 2019 to 2020. 

On the other hand, Texas, Michigan, New Mexico, and other states restrict how much taxes can grow in a single year. 

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Landlords should also capitalize on all available rental property tax benefits in certain cities and states. Most states offer tax benefits and deductions to attract real estate investors to their jurisdictions. These benefits include writing off rental property-related expenses, such as maintenance costs, utilities, insurance premiums, etc. 

3. Security deposit laws

The landscape of security deposit regulations varies greatly from one state to another, often making a significant difference in a landlord's experience.

Imagine the flexibility in states where there's minimal regulation on security deposits. As a landlord, you have more leeway in setting the deposit amount based on your property's condition, location, or amenities. This can be a boon when dealing with high-maintenance properties or ones in prime localities. It grants you that extra buffer to safeguard your investment.

On the other side of the spectrum, many states have put caps on the amount a landlord can request as a security deposit. In some locales, you might be restricted to a month or two of the rental amount to ensure prospective tenants aren't unduly burdened financially. While this can be seen as a limitation from a landlord's perspective, it also often correlates with states with a more balanced approach to tenant rights. This could translate to smoother tenant relationships and potentially more stable rental agreement scenarios.

It's also essential to factor in the specifics of the state's deposit return laws. Some states mandate a swift return after the lease or rental agreement's completion, while others stipulate deductions. The speed and clarity of these processes can significantly impact your ease of operation as a landlord.

In choosing a landlord-friendly state, the dynamics of security deposit regulations can be pivotal. It's not just about the amount you can ask for but also the fluidity and fairness of the entire deposit lifecycle, from collection to return.

4. Ease of eviction procedures

Despite their best efforts, some landlords rent their property to problematic tenants who default on payments, damage the property, or refuse to meet predefined obligations. Landlords can minimize this risk by conducting thorough tenant screening and choosing a state that enables fast, straightforward evictions when necessary. Alabama, for example, allows owners to evict tenants for unpaid rent with seven days' written notice, and Florida allows just three days' notice in certain circumstances. 

5. Ease of doing business

Landlords must consider the laws that govern their business in each state, such as the capital gains exposure a business has upon selling their property. 

Rental property owners who choose to replace the properties they sell with another purchase can use a 1031 exchange to limit their capital gains exposure — but investors don't always immediately purchase new properties after selling one in their portfolio. Property owners should always consider how long it would take to liquidate their assets and their legal and tax obligations in different states. 

Idaho, Indiana, and Ohio are examples of states allowing property owners to sell or transfer ownership of their assets with low or no wealth-related taxes. On the other hand, New York, Maine, and Vermont tack extra tax obligations onto property owners who inherit or are gifted property to use as business assets. 

6. Demand for rental property

Landowners should evaluate the local rental market before purchasing rental property in any state. This evaluation should include demand for rental properties, operating costs, and rental rates. 

As costs rise nationwide and hybrid work arrangements are popular, tenants seek more cost-effective rental options. This has made up-and-coming cities such as Boise, Idaho, and Salt Lake City, Utah, popular locations for renters. 

That said, landlords should know the high operating costs of managing and maintaining properties in these popular areas and price their rent accordingly to ensure a comfortable profit margin. 

7. Property maintenance and safety regulations

In evaluating whether a state is landlord-friendly, landlords must understand the regulations related to property maintenance and safety. This includes familiarity with the state's requirements for repairs and maintenance, health and safety codes, and habitability standards.

Responsibilities for repairs and maintenance under rental laws may vary from state to state, with some placing it on landlords and others on tenants. It is also important to consider health and safety codes, as states often have regulations to ensure rental properties meet standards for fire safety, electrical systems, plumbing, ventilation, and pest control.

Understanding and complying with these regulations can help ensure that rental properties are safe and habitable for tenants and minimize potential legal and financial liabilities for landlords. 

8. Favorable property management regulations

Some states may have landlord-friendly regulations that support efficient property management. For example, states that do not require landlords to obtain rental licenses or permits or have minimal maintenance and repairs regulations can be considered landlord-friendly as they reduce administrative burdens and costs for landlords.

9. Access to resources and support

States that provide resources and support for landlords, such as landlord training programs, legal assistance, and access to educational materials, can be considered landlord-friendly. These resources can help landlords stay informed, comply with regulations, and effectively manage their properties.

10. Availability of landlord insurance options

States with many affordable and comprehensive options can be considered landlord-friendly. Landlord insurance protects landlords against potential risks, such as property damage, liability claims, and loss of rental income. States with a competitive market for landlord insurance — with multiple providers and coverage options — can empower landlords to manage risks effectively and protect their investments, making owning and operating rental properties easier and more affordable.

The most landlord-friendly states in 2023

Rental property owners can choose from many states serving investors with different needs. Whether you are a buyer looking to purchase a short-term rental property or serve long-term tenants, here are some of the most landlord-friendly states in 2023. 

Alabama

Alabama gives landlords significant leeway in managing their rental properties and inhabitants. As noted earlier, landlords must only give tenants seven days' notice before eviction if they fail to pay their rent and 14 days if they violate their lease terms. Alabama also has no limits on late fees landlords can charge and does not require landlords to obtain a license before renting their property. 

Florida

Florida has no rent control, and there are also no limits on late fees and security deposits that landlords can set for their protection. As noted earlier, evictions are often straightforward in the state, where, in some cases, landlords are only required to provide tenants with three days' notice if they fail to pay their rent. 

The state also has low property taxes, with the average property owner on the hook for just 0.98%. Florida landlords should be aware of the state's weather risks (e.g., hurricanes, high winds, and flooding) and purchase the rightlandlord insurance coverage. 

Texas

The Lone Star State gives potential investors a market with high rental property demand, relatively low prices, and significant landlord protections. Landlords in the state must only provide three days' notice before evicting tenants who default on rent. They can also seek compensation for any inconveniences or financial losses due to the tenant. 

Indiana

While property in Indiana is cheaper than in other states, the median rent in the state has reached $1,100 and is expected to rise in the coming years. Landlords here can expect high returns while receiving protections such as a 45-day deposit hold to cover damages and a 10-day notice period for defaulting tenants. 

Georgia

Unless the lease specifies it, landlords in Georgia don't have to provide their tenants with written notice before eviction proceedings. Disputes and issues are settled quickly, with arbiters usually favoring landlords. Late fees and security deposits are also left to the discretion of landlords, with no laws restricting how much they can charge. 

Louisiana

Multiple factors support Louisiana's reputation as a landlord-friendly state. Firstly, it boasts one of the lowest effective property tax rates in the U.S. Additionally, rent control is preempted by Louisiana laws, and the eviction process is known for being swift, taking as little as two to five weeks to complete.

In addition, the state's landlord-tenant law is known for its flexibility regarding lease agreements.

Kentucky

Kentucky has earned a reputation as a landlord-friendly state due to its lack of rent control laws. This grants landlords the freedom to set their rental rates and evict tenants without interference from local governments.

In addition, there are no restrictions on security deposits, and landlords have a generous 65-day window to return them. Kentucky's landlords also have legal grounds for eviction, including nonpayment of rent, violation of the lease agreement, and the end of the lease term.

Maximize your real estate investment in landlord-friendly states

Landlords have to decide to purchase a rental property before receiving a single cent of profit — but that decision will greatly affect their future earnings. 

Choosing the state with the right balance of protections and benefits can help landlords find a property that serves their needs and provides a healthy return on investment. 

Find out how Azibo can simplify your rental property finances regardless of location.

Landlord-friendly state FAQs

Which U.S. states are landlord-friendly?

As we continue into 2023, it's clear that Texas, Alabama, and Florida are among the top U.S. states prioritizing landlord-friendly policies. Other favorable destinations for property owners and investors include Georgia, Indiana, Missouri, North Carolina, Tennessee, and Utah.

With landlord-friendly regulations and a supportive environment, these states are widely recognized as prime locations for landlords to conduct business. Offering a solid legal framework and protections for landlords, they provide an ideal landscape for property management and investment.

What states have the best landlord laws?

As of 2023, states like Louisiana, Alabama, South Carolina, Nevada, Arkansas, Texas, Indiana, Georgia, Tennessee, and Mississippi are known for having favorable laws for landlords.

However, it's important to note that landlord and tenant laws vary by state, so researching and understanding the specific laws in your state is crucial for compliance. Stay informed to navigate the complexities of being a landlord and maximize your investment opportunities.

Why is Florida a landlord-friendly state?

Florida is widely recognized as a landlord-friendly state, boasting relaxed regulations on rent control and favorable eviction procedures. Landlords in Florida can evict tenants after issuing a 3-day notice for nonpayment of rent and terminate leases with just 15 days' notice.

Florida does not impose state-wide rent control ordinances, allowing landlords to charge rent without limitations. The state also will enable landlords to return all or part of a security deposit within a reasonable timeframe of 30 days, adding to the favorable environment for property owners.

With these lenient regulations, Florida is an attractive destination for landlords looking for a supportive legal landscape to conduct their business easily and flexibly.