Dealing with Noise Complaints: A Landlord's Complete Guide to Quiet Enjoyment

By PropsManager Team · Tenant Relations · Jul 03, 2025

"The guy upstairs is playing drums at 2 AM and I'm calling the cops if you don't do something about it."

That voicemail hit my phone on a Tuesday morning, and honestly, it wasn't even the worst noise complaint I'd gotten that month. If you manage multi-family properties long enough, you'll hear every version of this story. Barking dogs at midnight. Subwoofers rattling the walls. A toddler who apparently runs laps from 6 AM to 10 PM. Someone practicing trumpet — badly.

Here's the thing: noise complaints are the single most common dispute between tenants in apartment buildings and duplexes. According to a 2023 survey by the National Apartment Association, roughly 42% of renters reported noise as their primary quality-of-life concern. That's nearly half your tenants potentially unhappy at any given time.

And unhappy tenants leave. The average cost of tenant turnover runs between $1,500 and $5,000 per unit when you factor in vacancy loss, cleaning, marketing, and re-leasing. So yeah — that noise complaint sitting in your inbox isn't just annoying. It's a financial risk.

Let's break down exactly how to handle noise complaints the right way, from the first phone call to the nuclear option of eviction.

Understanding the "Quiet Enjoyment" Covenant

Before you do anything, you need to understand what you're legally obligated to provide. Every lease — whether you wrote it explicitly or not — includes an implied covenant of quiet enjoyment. This doesn't mean absolute silence. It means your tenants have a right to peacefully use and enjoy their rental without unreasonable interference.

The key word is "unreasonable." A neighbor cooking dinner at 7 PM and making normal kitchen noise? Reasonable. That same neighbor blasting death metal at full volume at 1 AM on a Wednesday? Unreasonable.

What Counts as a Noise Violation?

Not every complaint is legitimate. Here's a quick breakdown:

This distinction matters because you don't want to become the landlord who responds to every complaint like it's an emergency. That erodes trust with the accused tenant and makes you look like you can't manage the building. Pick your battles — but when something crosses the line, act decisively.

Step 1: Take the Complaint Seriously (But Verify)

When a tenant calls or emails about noise, your first move is to listen and document. Don't dismiss it, but don't immediately assume the accused tenant is at fault either.

Ask for specifics:

• When does the noise occur? Time of day, day of week.
• How often? Is this a one-time thing or a pattern?
• What type of noise? Music, footsteps, voices, pets?
• How loud? Can they hear it through closed doors? Does it wake them up?
• Have they talked to the neighbor? What happened?

A landlord I know in Chicago got a noise complaint from a ground-floor tenant about "constant stomping" from upstairs. Turned out the upstairs tenant was a 110-pound nurse who worked night shifts and was literally just walking to her kitchen in the morning. The real issue was paper-thin floors, not a noisy tenant. If he'd jumped straight to a warning letter, he would have lost a great tenant over nothing.

Track all complaints using a centralized system. PropsManager's communication tracking features let you log every complaint with timestamps and details, so you have a clear paper trail if things escalate.

Step 2: Encourage Direct Tenant-to-Tenant Communication

Look, I know this sounds basic. But about 60% of noise complaints resolve themselves when the complaining tenant simply talks to their neighbor. Most people don't realize they're being loud. Their TV faces a shared wall, or they didn't know the floors carry sound, or they genuinely had no idea their dog barks for three hours straight when they leave for work.

Suggest that your tenant approach the neighbor politely, during the day, and just mention it. Not confrontationally. Something like: "Hey, I'm not sure if you're aware, but I can hear your music pretty clearly through the wall after about 10 PM. Would you mind keeping it down a bit after that?"

You'd be surprised how often this works. People aren't usually trying to be jerks.

But — and this is important — don't require tenants to resolve it themselves. Some tenants have legitimate safety concerns about confronting a neighbor, especially if the noise involves arguments, aggression, or substance use. In those cases, it's your job to step in. For guidance on those tricky situations, check out our article on dealing with aggressive or hostile tenants.

Step 3: Send an Informal Reminder

If the direct approach didn't work — or if the complaining tenant isn't comfortable trying it — your next step is a friendly but clear communication to the noisy tenant. This isn't a formal notice. Think of it as a courtesy heads-up.

Here's an example that's worked well for me:

Hi [Tenant Name],

Hope you're doing well. I wanted to reach out because I've received a report of noise in the building during late evening hours. I'm not pointing fingers — just want to make sure everyone's comfortable. As a reminder, our community quiet hours are 10 PM to 7 AM.

If you have any concerns about noise in the building yourself, don't hesitate to let me know. Thanks for being a great tenant.

Notice what this does: it's non-accusatory, it reminds them of the rules, and it invites them to share their side. Nine times out of ten, you'll get a reply like "Oh man, I'm sorry — I didn't realize my speakers were that loud. I'll keep it down."

Done. Problem solved. Cost: $0 and five minutes of your time.

The Building-Wide Memo Approach

Sometimes you'll get multiple complaints from different tenants, or you don't want to single anyone out. In that case, a building-wide memo works great:

Dear Residents,

As a friendly reminder, our community quiet hours are 10 PM–7 AM. Please be mindful of music, TV, and conversation volume during these hours. We want everyone to enjoy their home. Thank you for your cooperation.

This puts everyone on notice without creating a conflict. It's especially useful in larger buildings where pinpointing the source isn't straightforward.

Step 4: Document Everything

Trust me on this one — documentation is what separates landlords who win disputes from landlords who get steamrolled in court.

For every noise complaint, record:

• Date and time of the complaint
• Name of the complaining tenant
• Specific details (type of noise, duration, frequency)
• Your response and any actions taken
• Follow-up communications
• Whether the issue was resolved

If you're still tracking this stuff in a notebook or random email threads, you're playing a dangerous game. PropsManager centralizes all tenant communications, maintenance requests, and incident reports in one dashboard — so when you need to pull up a history of complaints six months later for an eviction hearing, it's all there.

Building Your Evidence File

If a complaint escalates, you'll want more than just tenant testimony. Consider:

• Noise logs: Ask the complaining tenant to keep a written log with dates, times, and descriptions.
• Witness statements: If other tenants are also affected, get their accounts in writing.
• Your own observations: Visit the property during the reported noise times. If you can hear the noise from the hallway or parking lot, that's powerful evidence.
• Decibel readings: You can download free smartphone apps that measure decibel levels. While they're not lab-calibrated, they provide useful reference points. Sustained noise above 70 dB in a residential setting is generally considered excessive.
• Police reports: If tenants have called local law enforcement, request copies of those reports.

Step 5: Issue a Formal Warning (Cure or Quit Notice)

Alright, so the friendly approach didn't work. The informal reminder got ignored. The tenant is still hosting weeknight ragers or their dog is still barking at 3 AM. Now it's time to get formal.

A "Cure or Quit" notice is a legal document that tells the tenant they're in violation of their lease and gives them a specific timeframe to fix the problem or face eviction proceedings. The timeframe varies by state — it's typically 3 to 10 days, though some jurisdictions allow up to 30 days for a first offense.

Your lease should already contain a clause about noise, quiet hours, or a general provision about not disturbing other tenants' quiet enjoyment. If it doesn't, fix that immediately for all future leases.

What to Include in Your Formal Notice

• Reference the specific lease clause being violated
• Describe the noise issue with dates, times, and specific incidents
• State clearly what behavior must change
• Provide the cure period (check your state's requirements)
• Explain the consequences of non-compliance (lease termination/eviction)
• Deliver via certified mail or hand delivery with a witness

Here's a critical point: don't skip steps. If you go straight from zero complaints to a formal Cure or Quit without any informal attempts, a judge may view that unfavorably. The progression from informal to formal matters in court. It shows you're a reasonable landlord who tried to resolve the situation.

For a deeper dive on the legal side, our eviction process guide covers the step-by-step procedure if things reach that point.

Step 6: Mediation — The Underused Middle Ground

Before you go full eviction mode, consider mediation. Many cities offer free or low-cost community mediation services specifically for landlord-tenant and neighbor disputes. A neutral third party sits down with both tenants, and they work out an agreement.

I had a situation in a four-unit building in Denver where two tenants were at each other's throats over noise. The downstairs tenant said the upstairs tenant stomped around at all hours. The upstairs tenant said the downstairs tenant played bass-heavy music that vibrated up through the floor. Both were partially right.

A 45-minute mediation session resulted in an agreement: the upstairs tenant bought thick area rugs for the main living areas, and the downstairs tenant agreed to use headphones after 9 PM. Problem solved, both stayed. No vacancy, no eviction, no legal fees.

Mediation costs range from $0 (community mediation centers) to $200–$500 for a private mediator. Compare that to the $3,000–$7,000 an eviction can cost when you factor in legal fees, lost rent during the process, and turnover costs. The math is obvious.

Step 7: Soundproofing — When the Building Is the Problem

Sometimes the noisy tenant isn't really that noisy. The building is just poorly insulated for sound. This is especially common in older buildings — pre-1980 construction with minimal sound insulation between units.

Before you blame a tenant, consider whether the structure itself is the issue. Here are practical soundproofing solutions at various price points:

Low-Cost Fixes ($50–$300 per unit)

• Require area rugs: Add an 80% floor coverage rule for hard-surface floors in your lease. This alone can reduce impact noise (footsteps, dropped items) by 20–30 dB.
• Door weatherstripping: Sealing gaps around doors reduces airborne noise transfer significantly. A $15 weatherstripping kit makes a real difference.
• Heavy curtains: Sound-dampening curtains absorb noise and also improve energy efficiency — so they're a win-win.
• Furniture pads: Felt pads on chair and table legs eliminate scraping sounds on hard floors.

Mid-Range Improvements ($500–$2,000 per unit)

• Acoustic panels on shared walls: Not the ugly studio foam — modern acoustic panels come in fabric-wrapped designs that actually look good. About $200–$600 for a shared wall.
• Resilient channel + extra drywall: Adding a layer of drywall on resilient channel to a shared wall can improve its STC (Sound Transmission Class) rating by 8–10 points. Budget around $800–$1,500 for a typical wall.
• Solid-core doors: Replacing hollow-core interior doors (especially entry doors) with solid-core options blocks significantly more sound. About $150–$300 per door installed.

Major Upgrades ($2,000+)

• Blown-in insulation: Adding insulation to wall cavities between units can dramatically reduce noise transfer. This runs $1,500–$3,000 depending on the wall area.
• Floating floor systems: Installing a floating subfloor with sound-dampening underlayment is the gold standard for impact noise reduction. Expect $3–$6 per square foot.
• Complete ceiling decoupling: For the worst cases, a decoupled ceiling with sound isolation clips provides maximum noise reduction between floors.

The ROI on soundproofing can be substantial. If it prevents even one turnover per year across your portfolio, a $2,000 investment pays for itself quickly. Plus, you can often partially offset these costs through higher rent — tenants will pay $50–$100 more per month for a unit that's noticeably quieter.

Step 8: Know When Eviction Is the Only Option

You've tried everything: friendly reminders, formal notices, mediation, even some soundproofing. The tenant doesn't care. They're consistently violating quiet hours and your other tenants are threatening to leave.

At this point, you need to protect your business. Starting eviction proceedings is never fun, but keeping a problem tenant who drives away three good tenants is far worse financially.

Make sure you have:

• A clear lease clause addressing noise/quiet enjoyment
• A documented history of complaints (dates, details, frequency)
• Evidence that you gave the tenant opportunities to correct the behavior
• Proper legal notices delivered per your state's requirements
• Compliance with all local and state eviction procedures

Don't try to handle eviction without an attorney, especially if you're doing it for the first time. Legal fees of $500–$1,500 are worth it to avoid a procedural mistake that could delay the process by months or result in a countersuit.

Preventing Noise Complaints Before They Start

The best noise complaint is one that never happens. Here's how to be proactive:

Lease Provisions

• Define specific quiet hours (most common: 10 PM–7 AM weekdays, 11 PM–8 AM weekends)
• Include a "reasonable noise" standard for all hours
• Specify the 80% floor coverage rule for units with hard floors
• Address pet noise expectations
• Outline the escalation process (informal notice → formal warning → cure or quit → eviction)

Property Design

• Assign noise-sensitive tenants to top-floor or end units when possible
• Place families with children and shift workers thoughtfully — don't put a toddler above a night nurse
• Consider sound ratings when selecting flooring, doors, and windows for renovations

Screening

• Ask prospective tenants about their lifestyle: Do they work from home? Play instruments? Have dogs? Work night shifts?
• Contact previous landlords specifically about noise-related issues
• This isn't about discrimination — it's about thoughtful placement

For effective screening strategies that catch potential issues early, take a look at our guide on how to spot fake pay stubs during screening — thorough screening goes beyond just income verification.

Local Noise Ordinances: Know Your Municipality's Rules

Most cities and counties have noise ordinances that define prohibited noise levels and times. These are separate from your lease terms, and they give your tenants an additional enforcement mechanism — they can call the police for a noise ordinance violation regardless of what your lease says.

Key things to know:

• Decibel limits: Many jurisdictions set maximum decibel levels (typically 55–65 dB during the day, 45–55 dB at night) measured at the property line or from the affected unit.
• Quiet hours: Municipal quiet hours may differ from your lease. Your lease can be stricter, but it can't override local ordinances.
• Fines: Noise ordinance violations can result in fines from $100 to $1,000+ depending on the jurisdiction. Repeat offenders face escalating penalties.
• Police involvement: If tenants call police about noise, request a copy of any report or citation. These are valuable documentation if you pursue eviction.

Familiarize yourself with your local ordinances and reference them in your lease. It adds legitimacy to your quiet hours policy and gives tenants confidence that the rules are backed by law, not just your preference.

Using Technology to Manage Noise Issues

Modern property management doesn't have to be reactive. There are tools that help you stay ahead of noise problems:

• Noise monitoring devices: Products like NoiseAware or Minut monitor decibel levels in common areas (not inside units — that raises privacy concerns) and alert you when sustained noise exceeds a threshold. Popular with short-term rental operators but increasingly useful for multi-family too.
• Tenant communication portals: Instead of phone calls and texts scattered across your personal phone, use a centralized platform. PropsManager's tenant portal gives tenants a structured way to submit complaints with details, timestamps, and even photos — making documentation automatic.
• Automated reminders: Set up scheduled communications before holidays and weekends reminding tenants about quiet hours. A Friday afternoon text that says "Enjoy the long weekend! Just a friendly reminder about quiet hours after 10 PM" costs nothing and prevents complaints.

To see how these tools fit into your workflow, check out our pricing page or request a demo to walk through real scenarios with our team.

Explore More PropsManager Resources

Looking for the right property management software? Check out our in-depth guides:

• Compare Property Management Software — See how PropsManager stacks up against Buildium, AppFolio, Rent Manager, and Propertyware.
• Software for Small Landlords — Built for landlords managing 1–50 units without the enterprise price tag.
• AI-Powered Property Management — Discover how automation can save you 5–10 hours per week.
• Solutions for Property Managers — Scale from 50 to 500+ units without scaling your costs.

Frequently Asked Questions

Can I evict a tenant for noise complaints?

Yes, but you need to follow the proper legal process. A single noise complaint isn't enough — you'll need to show a pattern of lease violations despite your efforts to resolve the situation. Most states require a formal Cure or Quit notice with a grace period (usually 3–10 days) before you can file for eviction. Document every complaint, warning, and communication. Without a solid paper trail, most judges won't grant an eviction based on noise alone.

What should I include in my lease about noise?

At minimum, your lease should define quiet hours, state that tenants must not interfere with other tenants' quiet enjoyment, specify any floor covering requirements, and outline the consequences of violations. Be specific — "excessive noise" is vague and hard to enforce. Instead, say something like "Music, television, and other amplified sound must not be audible from adjacent units between 10 PM and 7 AM." The more precise your lease language, the easier enforcement becomes.

Should I get involved in every noise complaint between tenants?

Not necessarily. For first-time, minor complaints, encourage the tenants to communicate directly. Only step in when: the noise is a clear lease violation, the complaining tenant has safety concerns about approaching the neighbor, direct communication has already failed, or the noise involves illegal activity. Getting involved in every minor annoyance makes you look like a micromanager and actually reduces your authority when it comes to serious issues.

How do I handle noise complaints in buildings with thin walls?

If the building itself is the problem, blame the building — not the tenant. Consider investing in soundproofing improvements like area rugs, acoustic panels, or resilient channel with extra drywall. Adjust tenant placement strategically (put noise-tolerant tenants next to each other). Be transparent with tenants during showings about what to expect in an older building — setting realistic expectations upfront prevents complaints down the road.

Can a tenant break their lease because of noise from another tenant?

In many jurisdictions, yes. If a tenant can demonstrate that noise from another unit substantially interferes with their quiet enjoyment and the landlord has failed to address it after documented complaints, they may have grounds for constructive eviction — meaning they can break the lease without penalty. This is exactly why you can't afford to ignore noise complaints. Every ignored complaint is a potential lease break, vacancy, and lost income.

Take Control of Tenant Disputes Before They Cost You

Noise complaints aren't just an inconvenience — they're a leading cause of tenant turnover in multi-family properties. The difference between landlords who keep occupancy rates above 95% and those who struggle with chronic vacancies often comes down to how quickly and fairly they resolve disputes.

Every noise complaint is a chance to demonstrate that you run a well-managed property. Handle it right, and both tenants respect you more. Handle it wrong — or ignore it — and you lose good tenants to frustration.

PropsManager gives you the communication tracking, document management, and tenant portal tools you need to handle noise complaints professionally from first report to final resolution. No more digging through text messages or trying to remember what you said three months ago.

Start your free trial today or schedule a demo to see how PropsManager helps landlords manage tenant disputes efficiently and keep their properties running smoothly.