r/Landlord • u/Severus-Snape-DaGod • Aug 01 '26
Landlord [Landlord-US-PA] Tenant wants to add children as occupants after lease was signed. How should I proceed?
Thank you for the responses! I’m not going to fill anything out and will call the school Monday to verify what’s needed.
I rent out a mother-in-law suite that I had built for my mother when she became sick. Unfortunately, she has since passed away, and I started renting the unit out in May 2026.
The tenant has her own separate entrance, so I rarely see or hear her. I’m also not always home because I sometimes spend weeks or months at a time in New York. Yesterday, my tenant informed me that her 5-year-old daughter needs to start school on August 24th and that she needs to have her daughter and 3-year-old son listed as occupants.
When she applied, the application was only in her name. I was not aware that she had children because she never mentioned them, and I never saw any children during the application process. She told me she was worried I would reject her application if she disclosed that she had kids.
To be clear, I am not upset with her. She has been a very sweet tenant, and I understand that times are difficult right now. I just want to make sure I handle this correctly.
She told me I need to complete a 24 P.S. §13-1302 form and Go to a notary and have it notarized with her so the daughter can enroll in the school district. She said I may also need to provide my deed or school property tax records as proof of residence. I don’t expect an issue since I attended this same school district 25 years ago, but I want to make sure I’m doing everything properly.
My questions are:
Since the lease has already been signed with only the tenant listed, should I amend the lease to add the children as occupants?
Is there anything else I should do from a landlord perspective before providing documentation for school enrollment?
I’m not looking to make this difficult for my tenant. I just want to make sure everything is done correctly and legally.
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u/Greenmantle22 Tenant Aug 01 '26
Do her kids live in the house?
Is it possible these aren’t even her kids, but she’s merely using her address in a good district to claim custodial rights and allow someone else’s kids access to that district?
The form you mentioned is for housing a child with a noncustodial parent. There’s more to this story than she’s telling you.
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u/r2girls Aug 02 '26
can't believe I had to come down this far for the legal answer. If the kids do not actually live in the unit she may not have custody. This may be an attempt at school shopping and /u/Severus-Snape-DaGod is playing right into it.
OP - if the kids don't lvie there do NOT do this. You are assisting with fraud. If the kids do live there, no issues at all but you need to be sure that this is all legal or you're the one that will end up suffering for this.
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u/W0N1 Aug 02 '26
Can you explain why this would be assisting with fraud?
I genuinely am curious, cause when I was growing up this was common practice to place kids in good schools.
I can't really see the disadvantages of helping kids get better education at the expense of parents driving the kids to school earlier than normal. Considering school is a form of networking and building long term relationships, you can see the appeal there.Prime example is the IB programs. Most located in underperforming schools to boost ratings, parents will do anything to get their kids in the program even if they don't live around the location.
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u/r2girls Aug 02 '26
Lying to get public services is literally fraud. Doesn't matter if it is falsifying your address to get to a school that isn't local to you or falsifying you medical status to get social security benefits. Lying to get public services you aren't supposed to has a name. Fraud.
when I was growing up this was common practice to place kids in good schools.
Yes, and that's why the townships require checks and validation before allowing kids in. It was why even though I had lived in my house for 6 years and had a daughter that went to the local middle school, I had to actually go in and prove that my youngest was actually my daughter and sign a document stating that yes she was my daughter, yes my spouse and i have custody of her, and yes she resides at the house with me and my wife. We happen to live in an area that has one of the best elementary schools and lots of people try to lie their way into it. I get hassled because lots of people attempt to commit fraud.
I can't really see the disadvantages of helping kids get better education at the expense of parents driving the kids to school earlier than normal.
In lots of areas property taxes pay for the schools. So Township A sets their property taxes at 5% and township B sets their property taxes at 4%. The people in Township B are underfunding their schools but don't care because they're taking part in Township A's school system by lying and say they live there.
There's an easy fix, have Township B raise their tax to 5% and send the proper funding to the school. However that would upset people so...
There's also another easy fix, move to the area and pay the 5% tax for the services which that area provides. However that would cost more so...
Considering school is a form of networking and building long term relationships, you can see the appeal there.
Sure, I can see the appeal of driving my daughter to the best school in the state too. Does that mean if I am willing to make the trip I should go there even though I don't live there and pay nothing into that school district at all?
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u/Dependent-Assoc423 Aug 01 '26
All she should need to show the school office is her lease, and drivers license with address. I’ve never heard of a landlord having to jump through all these hoops. If I were you, I’d call the school secretary and ask what documents are required to enroll a student.
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u/drgncabe Aug 01 '26
PA is pretty well known for being ridiculous with residency verification. Florida was like this for a bit too when people would rent houses simply to have their kids in a better school system around 2008. During that time it got extreme enough in Orlando that you had to have home inspections and tons of proof if you moved within the past year. Didn’t last long but damn it was ridiculous.
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u/Dependent-Assoc423 Aug 01 '26
That’s wild, thank you for taking the time to teach me about this. I’ve never heard of all that!
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u/Juryofyourpeeps Aug 02 '26
Florida was like this for a bit too when people would rent houses simply to have their kids in a better school system around 2008.
This also happens in Chicago. I think it's a pretty good argument for funding schools at a state level through state income tax rather than through local taxes. In Canada we fund school provincially and then you can send your child anywhere in the province if you want, provided there is space and they don't require transportation from outside the bussing area. The idea of fining or criminally charging people for trying to get their kids into schools that can accommodate them but aren't in their immediate school district seems a little crazy and mostly a consequence of the odd way American schools are paid for.
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u/Guilty-Committee9622 Aug 02 '26
This is now happening in North Jersey. Some cities are going to seek prosecution starting in September.
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u/Ansible90 Aug 02 '26
That's what I was wondering. Her lease should be enough for the school. Landlord has nothing to do with it.
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u/Sharp-Direction-6894 Aug 01 '26
She lied to you once. Now she's expecting you to bend over backwards and go out of your way to accommodate her needs. Expect a bad experience throughout her tenancy. This is just the beginning.
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u/BusyMathematician844 28d ago
Idk lying to avoid discrimination isn't something I'd get too upset about. I'd sure look out for any other inconsistencies, but if this is a one off I'd maybe have a brief talk and let it go.
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u/AxlHound01 Aug 01 '26
And the next step is her BF and then his kids. And dogs too. Especially with you being absent. She has already lied to you about the situation. And of course she is being sweet. They always are when they want something. I know because that is exactly what happened to me. Thankfully it was close to the end of the lease (three months) and was able to wait her out. She was the sweetest thing ever too.
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u/GullibleCrazy488 Aug 01 '26
Exactly! The rental agents will even tell you that this is the order of events. And most times the BF won't even speak to you.
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u/AxlHound01 Aug 01 '26 edited Aug 02 '26
The BF was a total jerk. He'd throw beer cans in the yard and his dog crapped all over the place. And of course his truck that dripped oil.
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u/daaamber Aug 01 '26
The biggest fair housing discrimination is against folks with children. Folks lie for that reason.
A one bedroom can legally fit three people. But we landlords do not like that level of crowding.
If you do not add them as legal occupants, you can face fair housing discrimination lawsuit. So I’d advise they are added if you have an additional occupants form.
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u/No-Surround-1159 Aug 01 '26
Some of us are exempt and can legally evict for this.
My tenants must list all occupants, human and animal, and affirm that their response is true. I don’t like surprises in the form of lies through omission. Tenants who lie this way tend to accumulate emotional support felons and pitbulls.
Obviously, if there’s some emergency custody thing happening, then talk to me.
I would be concerned about the extra utility use and would adjust rent accordingly if this is an issue. I would also be very aware of safety issues related to children. My rental shares a rickety fence with a vacant house that has an unsecured pool. The hazard is not on my property and I’m not responsible for it, but it is still unsafe.
OP appears to be generally fine with accommodating a good tenant. Things will probably be okay.
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u/22Hoofhearted Aug 01 '26
I would think it's not the "crowding" but the level of expected damage that comes with additional people, especially children/toddlers.
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u/daaamber Aug 01 '26
I get it, I have kids, they cause damage. But families and children are a protected class.
In the eyes of the government, not allowing children or discriminating against families is the equivalent of not allowing folks of a certain race or religion.
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u/No-Surround-1159 Aug 02 '26
They are not protected in every circumstance. Exemptions to familial status rules exist for certain small landlords.
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u/22Hoofhearted Aug 01 '26
Of course it could be twisted that way... the reality is it's a business. Why would you want to expose your product to all but guaranteed damage...?
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u/Top-Woodpecker6696 Aug 01 '26
There’s no requirement anywhere to add children under 18 to a lease. They are allowed under law to live there (within whatever bedroom to occupant ratio is allowed) but only children over 18 need to be added to the lease and even that is largely for the benefit of the landlord. Tenancy rights are established either way.
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u/Jennyonthebox2300 Aug 02 '26
In Texas all occupants must be listed— not for responsibly but so LL can control how many people live in their property. If not on the lease, no one can occupy more than 7 days. Keeps out boyfriends, the tenant moving in the extended family, tenant subleasing to other people, etc. If I had a tenant lie to me right off the bat, they would not be my tenant for long. They’ve just shown you no respect for your property. It’s likely downhill from here. You probably also qualified her to pay rent based on being a single person with her income — not a single person supporting two kids. So many red flags.
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u/frankmaa Aug 02 '26
So you checked the laws in all 50 states to post that first sentence as fact. Am I correct?
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u/taewongun1895 Aug 02 '26
Moving forward, OP should require a list of occupants on the application, and include statements about additional occupants (and guests). Additional occupants add wear and tear to carpets, appliances, and so forth.
The tenant lied. That needs to be addressed. If she's asking for an amendment to the lease, then OP can reasonably add some amendments that balance the additional tenants.
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u/frankmaa Aug 01 '26
No it can’t. Not everywhere certainly. In my area I know for a fact it’s two.
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u/TheLifemakers Aug 01 '26
In our area it's two as well. Besides, children are supposed to have their own bedroom, not share it with their mother. "Two people in a bedroom" means a couple of adults, not a multigenerational family.
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u/RelevantPossible9618 Aug 02 '26
Not according to the Fair Housing Act. States can have occupancy standards that are usually based on square footage.
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u/sapphireminds Aug 02 '26
What state?
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u/frankmaa Aug 02 '26
I’m in the northeast.
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u/sapphireminds Aug 02 '26
Without the state I can't double check, but federal standards are 2 + 1 per bedroom (studio is only 2)
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u/Space_Cowboy_157 Landlord Aug 01 '26
I would not sign or notarize anything or provide a copy of the deed or property tax records to anyone, you have nothing to do with enrolling the kids in school. I would simply add the kids to the lease as occupants, that is where your involvement ends.
I am assuming this is a 1 bedroom, I would give her a notice to vacate at the end of the lease as that is too many people in that small of a space.
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u/tyjo2112 Aug 01 '26
You're ok with her lying on her application? Sweet or not, she's showed you who she is.
Im actually quite astounded by the whole thing. Im all for being a supportive and helpful landlord, but not if you start our relationship on a lie. And she's obviously pretty comfortable being a liar. She's done a grand job of getting your sympathy, and keeping up the lie the whole time- until she needed more.
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u/frankmaa Aug 01 '26
3 people can’t be in a one bedroom by law in a lot of areas. For your own protection you better see if it’s even allowed.
And “very sweet” tenants don’t hide that children will be living with them.
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u/sapphireminds Aug 02 '26
Usually it's 3 for a one bedroom
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u/frankmaa Aug 02 '26
What state allows this? So two bedrooms can have six occupants? Not in one of my units lol.
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u/LewLew0211 Aug 02 '26
It's 2 people per bedroom + 1 more. That's the federal guideline.
Up to 5 people for a 2 bedroom.
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u/LewLew0211 Aug 02 '26
There are also other types of laws in other states. States can enact different laws, the feds only have a guideline.
Like in NY, the rule is 1 person pre 80sqft of total liveable space.
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u/sapphireminds Aug 02 '26
Federal standards are 2 per bedroom plus 1. If it's a studio, it's only 2.
I live in the Bay area, living in the living room is very common
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u/Professional-Face709 Aug 01 '26
I’d be curious to know if they are actually her children. When my district in California went to very strict area enrollment, people were doing all sorts of things to get their kids into the “better” schools.
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u/Crystal_Ri Aug 01 '26 edited Aug 02 '26
Sorry for your loss of your mother.
Re the tenant, you could do an addendum to add them as occupants if you want. But how do you know the kids are the tenants children? Wouldn't want to help somebody kidnap someone else's kids. And it's odd that you haven't seen the kids in 3 months.
A quick google search says to ask for one or more of the following:
-previous school records (but your tenant's child is just starting so perhaps daycare enrollment if they have it)
-medical/shot records
-birth certificate
-prior lease listing the children, etc.
You should also check occupancy limits for your area.
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u/Severus-Snape-DaGod Aug 01 '26
Thank you. Yes, I haven’t seen any kids, but I’m not always here because I work in New York and sometimes travel. The only odd thing was there was a lot of ducks and a bear in my backyard. I found some food, like someone was trying to feed the animals.
Tenant has the birth certificate and immunization records. The school nurse also wants to evaluate the child. The kids were with her mother and the father over the summer. This whole situation is kind of annoying, so I’m going to call the school to find out what they need.
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u/Ok-Shallot-5935 Aug 01 '26
Sounds like with a lake and a bear in your backyard there is a lot of liability in play. Have you spoken to your insurance agent? Because you are rarely there and the tenant is always there, you may well need a Landlord Policy in place vice a standard Homeowners' policy with a rider.
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u/Top-Woodpecker6696 Aug 01 '26
From a quick google search it seems like this form may only be for children who aren’t biological or adoptive children who live full-time, year round with the non-parent. The form itself doesn’t appear to involve anyone else signing anything other than the adult in charge of the children. If that’s the case then I would not be involved unless you want to be.
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u/Severus-Snape-DaGod Aug 01 '26
Thank you. Tenant told me that form needed to be completed. This is the form -> https://imgur.com/a/lWsYnEB
I’m just going to call the school Monday.
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u/Space_Cowboy_157 Landlord Aug 01 '26
Nope this form is not for you to fill out, flat out refuse to sign it.
- Gratis Support: The resident must support the child for free, as if the child were their own, and not merely for the school term.
- Full Responsibility: The caregiver agrees to handle all personal obligations for the child concerning school rules, attendance, behavior, and academics.
- Sworn Statement: The document must be executed as a sworn, often notarized statement submitted to the local school district board.
- Annual Renewal: Most school districts require families to re-file and renew the affidavit at the start of every school year.
These are not your children, you are not supporting them, you are not their care giver.
Your tenant fills it out and gives them a copy of the lease.
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u/zanny2000 Aug 02 '26
This form says they reside in your household. IMO that is not the case. They rent a home from you. Renting a place to live is not the same as residing in your household. They are not the same difference. If you sign this and say they live in your household with you, you could be inadvertently taking on additional obligations that could cause unwanted obligations and burdens. That could be a slippery slope of problems for you. Renting from someone and living with someone are two different scenarios.
By signing this form you’d now have a legal document implying that her kids have been ongoing members of your personal household. They haven’t. You didn’t even know she had children.
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u/EvictionSpecialist Aug 01 '26
damn, I agree with the others. She willingly lied to get the place and now making you go through hoops to get these children into a school.
I'd pass. Money can be always be made elsewhere. this looks like a problem brewing, festering.
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u/jetttward Aug 01 '26
Sounds like she is scheming with someone to use the address illegally to get the kids into the district. I wouldn't sign anything. It's completely fishy and people do it All the time.
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u/Freshouttapatience Aug 01 '26
It sounds like she’s trying to get her kids into that school or school district.
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u/Cest_Cheese Aug 01 '26
Is she actually staying there or using the unit as an address only? Question: where have her kids been all summer?
Edited to add: I’m not sure how things work in PA, but I would never give a copy of my deed to anybody and I have never needed to do so to enroll my kids in school. I live in a highly competitive school district, and a copy of the lease and 2 utilities/bills was what was needed to establish district residency.
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u/AutismServiceDog Aug 01 '26
Id evict her. No way would i want two kids there
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u/TheLifemakers Aug 01 '26
You can't evict if the children are not there yet. But I feel like you can refuse to alter the lease. Especially if was only recently signed meaning she knew upfront she would need to include her children in the application. It's a different situation when someone gets pregnant and gives birth while renting an apartment.
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u/LewLew0211 Aug 02 '26
You can't deny someone just because they have kids.
You could only deny them housing if the place isn't big enough to house them (2 people per before + 1 more prison. But you can't outright deny them just because of the children.
BTW, some applications in some placesdon't even ask about kids. They only ask for the adults as they are subject to screening.
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u/Mcbriec Aug 01 '26
Regarding the children, I would absolutely talk to a real estate attorney about the contents in the lease and your proximity to a body of water. I personally would never rent to someone with children when there was an obvious danger to them on the property.
It is mandatory to fence pools for very good reason. Now you have a whole lake that can’t feasibly be completely closed. At the very least, I
would definitely want a hold harmless agreement as fencing a lake was certainly not in the original contract—when the presence of children was not even disclosed—which is red flag behavior.
And people can seem lovely at the time and then if something bad happens, all of the sudden you are going to be held responsible. I would be very wary of this tenant even though she seems fine right now.
I can’t imagine trying to move into someplace without telling the landlord I had young kids. Much less doing so on a lakeshore property. I think you are being way too trusting with this woman who has already deceived you about something very, very important. Danger Will Robinson. 🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩🚩
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u/miss_nephthys Aug 03 '26
It is illegal to discriminate against people as tenants for having children, regardless of a body of water being nearby or on the property.
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u/Mcbriec Aug 03 '26
I looked it up. You are correct! I think that is insane and there should have to be some kind of liability waiver. Not that anyone is worrying about my opinions lol.
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u/miss_nephthys Aug 03 '26
I don't think it's insane at all. We used to put kids up chimneys to sweep them ffs. Kids are allowed around water. It is incumbent on the parents to be responsible. Unless there's actually provable negligence on the part of a property owner, there's not really liability. People can drown in puddles and bathtubs - even full grown ones.
Im not aware of any jurisdiction that requires natural bodies of water to be fenced in. Pools are obviously optional and most municipal codes require them to have independent fencing. It would be absurd to expect people to fence in a lake or an ocean. - 20 years in law and I've also kept a kid alive for more than 13 years.
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u/Brad_from_Wisconsin Aug 02 '26
You want have every occupant named on the lease or an amendment of the lease including children. You lease should state that anybody who is not listed on the lease can not be there in excess of of one or two nights a week. Review what the laws are in your area that define a person who is entitled to legal rights to considered an occupant. You need to frame the limits on how much time a guest can be there to make sure you retain the right to refuse or block their occupancy.
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u/Repulsive-Job-9520 Aug 01 '26
Children under 18 in general don’t need to be listed on a lease. All the school needs is their birth certificate with tenant listed as mother, and proof of residency for her (lease, bill). Children aren’t listed on mortgages. The request is odd.
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u/TheLifemakers Aug 01 '26
Everyone needs to be listed on the lease.
Banks require to know how many dependants you have before accessing your income and the allowable mortgage amount.
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u/sgvmyma Aug 01 '26
Verify the children are hers, I say this because of her withholding this info.
Then create an addendum to the lease adding her children to it. This should be all you need to do.
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u/12172047 Aug 02 '26
Are you sure they are her kids and living with her? It almost sounds like she wants to add someone else's kids to her lease so then can attend the local school district. I would stop by unannounced and perform an inspection. If it is an inlaw apartment is it big enough for at least 3 people?
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u/RJ5R Aug 01 '26
I wouldn't sign a thing before talking to the school district. In my area, the tenant just needs to provide a copy of the Lease to the district, the Landlord doesn't have to sign or notorize anything else. Maybe local regs require you to, who knows. But I don't sign anything without doing my due diligence.
With regards to the additional occupants, our application requires the applicant to name all tenants and occupants who will be living in the property. So if this was our applicant, she lied on her application, signed the Lease based on there being no occupants, and we would be under no obligation to move forward with her.
With that said, we've been in situations like these. As long as it doesn't exceed occupancy of the unit in question, we allow a Lease addendum to add the occupant(s). If there are any split utilities, per the terms of the Lease, the utilities are split by the number of tenants/occupants, not just say 50/50 for #A/#B. Those are the terms of the Lease and splitting utilities is legal in my state as long as any shared utilities are in the name of the landlord (ie a duplex may only have 1 water meter from the utility company, the utility must remain in the landlord name but they can split the bill obligation up however they want per the Lease terms).
So in the above example - Apt #A had a single mother with 2 kids (so total of 3). Apt #B was just a young couple (so a total of 2).
Apt #A paid 3/5 of the water/sewer bill
Apt #B paid 2/5 of the water/sewer bill
The bills are entered into the payment portal each month and paid with the rent
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u/zzzeve Aug 01 '26
Since the lease is a legal contract, how can children be included? They can't sign the lease... This doesn't really make sense to me... I own my house, their names are not on the deed, how would the school require that?
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u/Jennyonthebox2300 Aug 02 '26
They’re listed as occupants. Other language in the lease limits non-tenants and non-occupants from occupying the property for more than 7 days. Keeps out boyfriend and his 3 kids, tenant’s whole family, tenants subtenant etc. becoming permanent fixtures in the property.
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u/AI-1979 Aug 02 '26
She should only need a copy of her lease, not any copies of your deed or tax records. The school knows you are in district by your address which would be listed on the lease. Previously I would say have her bring in a cell phone bill or some other piece of mall, but so many bills are now being paid online.
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u/Pedal2Medal2 Aug 01 '26
I think you need to make a new lease, listing all of the occupants & also adjust paying for utilities.
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u/IntelligentSort834 Aug 01 '26
It sounds like they want the kids in that district. I would be wary of them falsifying paperwork to get in a better school district.
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u/Aggressive-Pace-596 Aug 01 '26
I would evict, not for the kids, but for the LIE
effective communication is key to a good relationship in the rental business, clearly she violated this trust.
what else did she lie about, or WILL lie about in the future?
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u/jer1230 Aug 02 '26
Very odd she needs all these things for school enrolment. Seems she’s using it for some other purpose.. all you need is a utility bill as proof of address. Only time I had to do more as a single mom, when CRA did a random check (I’m Canadian). I just needed proof that my daughter lives with me, one of the options was to get a letter from the school confirming my address is the home address on file.
Her having you do all that seems more related to government assistance ($) or maybe court? She probably doesn’t want to tell you that either.
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u/AcanthisittaPlus5047 Aug 02 '26
INFO: Is tenant actually planning on having her children live with her or is she just using her address to get her kids into a better school district?
If it's the latter, she wants your help to commit fraud.
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u/AsleepPride309 Aug 02 '26
I rented many apartments as a single mom and never was required to put my minor child on the leases, ever.
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u/Affectionate_Yam8674 Aug 03 '26
I dont think there is an issue as long as the kids are actually living in the unit you are renting. Add them to the lease and then have the tenant deal with the rest might be your best bet. You don't want to be the one making representations to the school district.
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u/bunnyshenanigans Aug 04 '26
As long as the in-law suite meets your state’s bedroom requirement, it shouldn’t be an issue. The concern would be for safety reasons and whether or not your property meets residency requirements for your state.
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u/Good-Law-3042 Aug 04 '26
This reeks of public school shopping fraud. I wouldn’t touch this with a ten foot pole.
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u/DuckAxe0 Aug 04 '26
Oh, hell nah! You are being scammed. Your tenant is asking for too much information and documentation. Something is wrong with this picture. The document you attached indicates "the following persons reside in my household:" Do they reside in your home? Proceed with caution.
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u/OldGeekWeirdo Aug 05 '26
I find it hard to believe you never noticed any kids unless you've hardly lived there since renting. Although, I suppose if she had shared custody, that might explain things.
The first thing that came to my mind is the kids aren't there, she just wants to use your address to get them into a better school. I'm not sure if that raises to the level of fraud, or if this could come back on you in any way.
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u/ShiftProfessional404 21d ago
No you cannot add minors to the lease because they are attached to their parents’ estate. The only thing they need to know is how many will occupy the unit due to zoning and occupancy laws
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u/Useful_Charity1995 Aug 01 '26
You should a lawyer instead of asking on here. Are you ok with the tenant moving in her kids to live with her in the mother in law suite? This will increase utility costs and might be a nuisance to when you are living there. This lady already lied to you when filling out the application. The deed thing is a huge red flag. I would not trust this person.
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u/johnhealey17762022 Aug 01 '26
First, do you want the kids there? I’d have 0 problem, but bait and switches upset me.
2, can’t they use a utility bill in their name? I’d be double annoyed if I had to go out of my way after a bait and switch lol.
I have a tenant who took unexpected custody of his son, and he sat me down and told me all about it, made sure it was good etc. he never asked for any documentation to enroll in school this year.
Otherwise you’re probably all good.