Is the tenant responsible for changing light bulbs ?

As per the Texas Realtor Lease the tenant is responsible for replacing light bulbs if they burn out. As in all things we have to consider all variables and consult other professionals for advice to aid in finding an answer. In some cases this may include seeking legal advice from an attorney or tax advice from a CPA. 

I'm always concerned about the safety of tenants and reducing liability for my property owners. So I will always lean more towards the cautionary side and the what if this happens possibilities. I don't want a major lawsuit over a $1.95 light bulb if the tenant got injured changing the bulb. 

To reduce the chance of injury of a tenant I practice these rules. If the light bulb requires a ladder to gain access then I recommend the Landlord have it changed by a maintenance person. Most light fixtures in the house are above 6' requiring a ladder to change and we don't want tenants climbing ladders or some other make shift device they've come up with to reach the light fixture. Before sending the maintenance person out It's a good time to ask the tenant if there are other repairs needed so they can be repaired at this same time. Examples might include changing air filters or gutter cleaning since we've already got the ladder out.

Let's not forget the issue of porch lights and adequate lighting of the front walkway. It's darker sooner now with the time change and the holidays are approaching that could mean plenty of guests coming over to the rental property walking in unfamiliar territory. What happens if they have to walk up to the front door in the dark, trip and fall because the porch light your tenant reported as not working still hasn't been changed? There is that $1.95 light bulb leading to much bigger issues. 

What about table lamps should the Landlord change bulbs here? In most cases these lamps are personal property of tenant and the landlord wouldn't change of course even if asked by the tenant. If they are are the landlord property I might consider changing even though a ladder isn't needed and the lease says it's the tenants responsibility. Going the extra mile sometimes will pay rewards in the long term relationship with your tenant. 

"Disclaimer this blog is my opinion and not intended to be your final authority on making your decision. You should seek other professional advice including an attorney in making your decision." John Pugh is Property Manager of Best Texas Home, LLC which serves the greater Houston area."