My Simple System for Utility Transfers and Why I Always Leave Curtains

When I first started managing my own small portfolio of rentals, I thought I had it all figured out. Leases signed, checks cleared, keys handed over. Easy. Then I got a call from a tenant who’d moved in two days earlier. “The power’s off,” she said. I’d completely forgotten to have the electricity transferred out of my name. That little slip cost me a few hundred bucks and a whole lot of stress. Since then, I’ve built a simple process for utility transfers and adopted one practice that surprises a lot of new landlords: I always leave curtains.

My Go-To Process for Utility Transfers

First, let’s define what we’re talking about. A utility is any essential service like electricity, gas, water, sewer, or trash. In most rentals, the landlord picks which ones the tenant pays directly and which stay in the owner’s name. Your lease needs to spell this out clearly.

I like to handle the transfer before the tenant even gets the keys. Here’s what I do:

1. Call or go online with the local utility company. I ask what their process is for switching service into a new occupant’s name. Many let you do it entirely online or with a simple phone call. Some require a landlord confirmation form.
2. Provide the tenant’s move-in date and the unit address. I always give the tenant the utility’s contact info so they can follow up and make sure the bill is in their name from day one.
3. Add a clause to the lease that requires the tenant to transfer all named utilities into their name within three days of taking possession and to provide me with written confirmation. If they don’t, it’s a lease violation—and in some places, that can be grounds for eviction.

One harsh lesson: if the service stays in your name and the tenant skips out, you’re on the hook for the bill. I had a tenant run up a giant electric tab one winter and then disappear. Because the account was still in my name, I had to pay it. Never again.

What If the Tenant Won’t Transfer?

This is rare if you set expectations early, but it happens. I learned to always, always get the transfer confirmation before handing over keys. If you’re past that point, your options depend on local law. Usually, a firm reminder letter does the trick. In more stubborn cases, I’ve had to call the utility and have the service shut off—but only when the lease clearly allows it, and after checking with a local attorney that I’m not breaking any habitability laws. That’s not legal advice; it’s just what I’ve done.

The Curtain Call: To Leave or Not to Leave?

Now the other question in the stack: curtains in an unfurnished rental. Strictly speaking, an unfurnished place doesn’t have to include window coverings. I know landlords who take every single item out—even the shower curtain rod—to avoid liability. I get it. But after a decade of property management, I’ve seen what happens when tenants install their own.

They drill holes. Lots of them. Into trim, into drywall, sometimes right into a window frame. I once had a tenant who hung heavy blackout curtains with 4-inch screws. One of those screws nicked a water pipe inside the wall. The slow leak ruined the flooring and a chunk of the downstairs ceiling before anyone noticed. That one incident ate up most of that year’s reserve for repairs.

So here’s what I do: I leave an inexpensive, neutral set of curtains and a sturdy rod in every unit. Nothing fancy—just a simple thermal or blackout panel that gives privacy and actually helps with energy efficiency. I take dated photos at the start of the lease, include them on the move-in condition report, and note that the curtains must be returned in the same condition, normal wear excepted.

Cost to me? Less than a dinner out for two. Benefit? Tenants don’t touch my walls, and when they leave, I still have a functional window covering ready for the next person.

What the Lease Should Say About Curtains

My lease has a clear clause: no alterations to the property without written permission. That includes putting holes in walls for curtain hardware. If a tenant really wants to hang their own, they have to ask first and agree to professional installation and repair of all damage. In twenty years, almost nobody takes me up on that. They just use the ones I gave them.

I’m not saying every landlord should do this. Some areas even require landlords to provide window coverings—check your local housing codes. But from a practical standpoint, I’ve saved myself countless headaches and repair bills by swallowing a small upfront cost. It’s one of those bare-bones practices that just works.

I’m not a lawyer, and this isn’t legal or financial advice. Laws vary by city and state, and what works for me may not work for you. Always consult a qualified professional before making decisions that affect your rental business.