Subletting Rules for Landlords: How to Handle Tenant Sublease Requests

You're sitting at your kitchen table on a Saturday morning when your phone buzzes. It's an email from your tenant, Jessica, who's been renting your two-bedroom condo for the past eighteen months. She's been an ideal tenant—always pays rent on time, keeps the place immaculate, and never calls with frivolous complaints. But today's message makes your coffee go cold. Jessica's company is transferring her to another city for six months, and she wants to know if she can sublet the apartment to her cousin while she's away. Understanding the subletting rules landlords must navigate becomes suddenly critical to your business.

This scenario plays out thousands of times every month across the country, and how you handle it can mean the difference between maintaining a profitable rental property and dealing with months of headaches, lost income, or even legal battles. Subletting requests aren't inherently good or bad—they're simply a reality of modern rental management that requires a thoughtful, informed approach.

Maybe you've faced this situation before and said yes without much thought, only to discover that Jessica's "quiet cousin" threw parties every weekend and damaged your hardwood floors. Or perhaps you've reflexively said no to every sublease request, losing good tenants who might have returned after their temporary relocation. Either extreme can cost you money and peace of mind.

The truth is, subletting exists in a complex gray area where tenant rights, landlord protections, state laws, and practical business considerations all intersect. Getting it right requires understanding not just what you can do legally, but what you should do strategically to protect your investment while maintaining positive tenant relationships.

In this comprehensive guide, we'll walk through everything you need to know about handling sublease requests—from understanding the legal landscape to creating bulletproof subletting policies, screening potential subtenants, and managing the entire process efficiently. Whether you own a single rental property or manage a portfolio of fifteen units, you'll finish this guide with the knowledge and tools to handle any subletting situation with confidence.

What You'll Learn in This Guide

• The legal framework surrounding subletting and how state laws affect your rights and obligations as a landlord
• How to create a clear, enforceable subletting policy that protects your property while remaining fair to tenants
• A step-by-step process for evaluating sublease requests and screening potential subtenants
• Essential clauses and provisions to include in any sublease agreement you approve
• Common subletting scenarios and how to handle each one strategically
• Red flags that should make you think twice before approving a sublease request

Understanding Subletting: Legal Definitions and Key Distinctions

Before diving into the practical aspects of managing sublease requests, it's essential to establish a clear understanding of what subletting actually means from a legal perspective. Many landlords—and tenants—use terms like "subletting," "subleasing," and "assignment" interchangeably, but these distinctions matter significantly when disputes arise or when you're drafting lease language.

A sublease occurs when your original tenant (the sublessor) rents out all or part of the property to another person (the sublessee) while maintaining their own lease agreement with you. In this arrangement, your original tenant remains legally responsible for the lease obligations, including rent payment and property care. The sublessee pays rent to your tenant, who then pays you. Think of it as a lease within a lease—your tenant becomes a landlord to someone else while still being your tenant.

An assignment, by contrast, is a complete transfer of the lease from your original tenant to a new tenant. Once an assignment is complete, your original tenant typically walks away from all obligations, and the new tenant steps into their shoes with a direct relationship with you. Assignments are generally more straightforward but require more formal documentation and your explicit approval.

Why These Distinctions Matter for Your Bottom Line

Understanding the difference between a sublease and an assignment affects your legal recourse if something goes wrong. With a sublease, you can pursue both your original tenant and the sublessee for damages or unpaid rent. With an assignment, your only recourse is against the new tenant. This is why many landlords prefer subleases over assignments—they provide an additional layer of financial protection.

It's also worth noting that partial subleases are common, where a tenant rents out one bedroom while continuing to occupy another. This happens frequently in college towns or urban areas with high rent costs. As a landlord, you need to decide whether your policy treats partial and complete subleases differently, and your lease should reflect this clearly.

Pro Tip: When you're learning how to write a lease agreement, include separate clauses addressing subleases, assignments, and roommate additions. Each situation requires different handling, and vague language creates loopholes that sophisticated tenants may exploit.

Some jurisdictions also recognize "license" arrangements, where someone occupies a property without any formal tenancy rights. These typically apply to short-term guests or temporary occupants who don't pay rent. However, the line between a long-term guest and an unauthorized occupant can blur quickly, which is another reason to address occupancy limits and guest policies clearly in your lease from day one.

State Laws and Legal Requirements: Know Your Jurisdiction

One of the biggest mistakes independent landlords make is assuming that subletting rules are universal across all states and localities. In reality, subletting regulations vary dramatically depending on where your property is located, and failing to understand these differences can expose you to significant legal liability or cause you to miss out on rights you didn't know you had.

Some states take a landlord-friendly approach, giving you nearly complete discretion to approve or deny sublease requests for any reason—or no reason at all. Other states, particularly those with strong tenant protection laws, require landlords to act "reasonably" when evaluating sublease requests, and unreasonable denials can result in legal consequences. A handful of jurisdictions even require landlords to approve subleases unless they can demonstrate specific, legitimate reasons for denial.

State	Default Subletting Rule	Landlord Approval Required?	Special Considerations
California	Landlord may restrict subletting in lease	Yes, if lease requires it	Cannot unreasonably withhold consent
New York	Tenants have right to request sublease	Yes	30-day response required; rent-controlled units have additional protections
Texas	Governed by lease terms	Only if lease requires	No statutory restrictions on landlord discretion
Florida	Landlord controls through lease	Depends on lease	Written consent strongly recommended
Illinois	Default allows subletting unless prohibited	If lease requires	Chicago has additional local ordinances
Washington	Lease governs	Yes, if specified	Seattle has stricter tenant protections
Colorado	Lease controls	Depends on lease	Must act in good faith on requests
Massachusetts	Cannot unreasonably deny	Yes	Strong tenant protection state

Beyond state laws, many cities and counties have their own regulations that add another layer of complexity. Rent-controlled jurisdictions often have specific rules about subletting that override what your lease says. In New York City, for example, tenants in rent-stabilized apartments have statutory rights to sublet that landlords cannot simply contract away. San Francisco has similar protections, and the city's rules about rent increases for subtenants add even more complexity.

Local ordinances can also affect how quickly you must respond to sublease requests, what documentation you can require from potential subtenants, and whether you can charge fees for processing sublease applications. Failing to comply with these local rules can result in fines, void certain lease provisions, or give tenants legal grounds to sublease without your approval.

Important: Always verify current state and local laws before finalizing your subletting policy. Regulations change frequently, and what was legal last year may not be legal today. Consider consulting with a local real estate attorney when you're uncertain about your jurisdiction's requirements.

VerticalRent's platform includes jurisdiction-specific lease templates that automatically incorporate relevant state and local subletting provisions, helping independent landlords stay compliant without needing to become legal experts. This is particularly valuable if you own properties in multiple states with different regulatory frameworks.

Creating a Clear Subletting Policy for Your Properties

Having a well-defined subletting policy isn't just about protecting yourself legally—it's about setting clear expectations with tenants from day one and avoiding uncomfortable conversations down the road. Your policy should be documented in your lease agreement, explained during tenant onboarding, and applied consistently across all your properties and tenants.

The first decision you need to make is your default position: Will you generally allow subletting with approval, prohibit it entirely, or handle requests on a case-by-case basis? There's no universally correct answer, but your choice should align with your investment strategy, property type, and local market conditions.

When to Consider Allowing Subleases

Permitting subletting with proper oversight makes sense in several situations. If your property is in a market with high tenant turnover, allowing subleases can help you retain good tenants who might otherwise break their lease entirely. This is particularly relevant for properties near universities, military bases, or corporate headquarters where temporary relocations are common. You might also consider allowing subleases if you have long-term tenants in expensive markets—subletting during a temporary absence can be the difference between a tenant staying for five years versus leaving after two.

When Prohibition Makes More Sense

On the other hand, blanket prohibition of subletting might be appropriate if you own properties in buildings with strict HOA rules, if your insurance policy doesn't cover subtenants, or if you've had negative experiences with subleases in the past. Some landlords simply prefer the simplicity of always knowing exactly who is living in their property, and that's a valid choice in jurisdictions where prohibition is legally permitted.

Your written policy should address these specific elements:

• Prior approval requirement: State explicitly that subletting requires your written consent before any subtenant moves in
• Application process: Describe what documentation you require from both the tenant and proposed subtenant
• Screening standards: Explain that potential subtenants will be subject to the same screening criteria as original tenants
• Fees: Disclose any administrative fees for processing sublease requests (where legally permitted)
• Duration limits: Specify whether you limit sublease terms and whether extensions require re-approval
• Original tenant responsibility: Clarify that the original tenant remains fully liable for all lease obligations
• Prohibited activities: Address whether short-term rentals (Airbnb, VRBO) fall under your subletting policy

One increasingly important consideration is addressing short-term rentals explicitly. Many landlords have discovered tenants running profitable Airbnb businesses from their rental properties without permission. This creates liability issues, insurance problems, and potential violations of local short-term rental regulations. Your lease should clearly state whether short-term rentals are prohibited, permitted with approval, or treated differently than traditional subleases.

The Sublease Request Process: From Initial Contact to Decision

When a tenant approaches you with a sublease request, having a structured process in place helps you gather the information you need, make an informed decision, and document everything properly. This process should be efficient enough that good requests don't languish for weeks, but thorough enough that you're not approving arrangements you'll later regret.

The initial request should come to you in writing—this protects both you and your tenant by creating a clear record of what was requested and when. Provide tenants with a formal sublease request form that captures essential information upfront: the proposed sublessee's name and contact information, the proposed sublease dates, the reason for the sublease, and the tenant's planned whereabouts during the sublease period.

Information You Should Require

Once you've received the initial request, you'll need additional documentation before making your decision. At minimum, this should include a completed rental application from the proposed subtenant, authorization for background and credit checks, proof of income (typically pay stubs or tax returns), employment verification, rental history with previous landlord contact information, and valid photo identification.

Many landlords also request a proposed sublease agreement between the tenant and subtenant, even in draft form. Reviewing this document can reveal potential issues—for example, if your tenant is planning to charge the subtenant significantly more than they pay you, this might indicate they're running a profit-making operation rather than covering their absence. While this isn't necessarily problematic, it might influence your decision or lead you to renegotiate terms.

Efficiency Tip: VerticalRent's AI-powered tenant screening integrates directly with the sublease approval workflow, allowing you to screen potential subtenants with the same rigor as original applicants. The AI risk scoring feature analyzes credit history, rental background, and income verification to provide a comprehensive risk assessment in minutes rather than days.

Set clear timelines for your review process and communicate them to your tenant. In some jurisdictions, you're legally required to respond within a specific timeframe (30 days is common in New York, for example). Even where no legal requirement exists, professional standards suggest you should respond within two weeks of receiving a complete application. Delays beyond this can damage your relationship with otherwise excellent tenants.

Your decision should be communicated in writing, whether you're approving or denying the request. If approving, include any conditions or requirements (such as a security deposit from the subtenant or modifications to the sublease agreement). If denying, be careful about how you phrase your reasons—in jurisdictions requiring "reasonable" grounds for denial, vague or discriminatory-sounding reasoning can create legal exposure.

Screening Subtenants: Standards, Process, and Red Flags

The quality of your subtenant screening determines whether your approved sublease will be a non-event or a nightmare. Many landlords make the mistake of applying less rigorous standards to subtenants, reasoning that the original tenant is still responsible. This is a dangerous assumption—if your subtenant causes significant damage or engages in illegal activity on the premises, you'll face the consequences regardless of who's technically liable on paper.

Your subtenant screening should be identical to your screening for original tenants. This means running a comprehensive credit check, criminal background check, eviction history search, and verifying income and employment. The same minimum credit scores, income-to-rent ratios, and other criteria should apply. Consistency protects you from claims of discrimination and ensures you're not inadvertently accepting higher-risk occupants.

Key Screening Criteria for Subtenants

Screening Factor	Minimum Standard	Red Flag Indicators	Weight in Decision
Credit Score	620+ (varies by market)	Multiple collections, recent bankruptcies	High
Income Verification	3x monthly rent	Inconsistent income, unable to provide documentation	High
Rental History	2+ years positive history	Prior evictions, multiple moves, evasive about references	High
Employment Status	Currently employed or verifiable income source	Recent job changes, gaps in employment	Medium
Criminal Background	No violent or property crimes	Recent offenses, pattern of behavior	Medium-High
References	Positive from prior landlords	Unable to provide, negative or lukewarm responses	Medium

Beyond the standard screening criteria, pay attention to situational factors that might indicate problems. Why does the subtenant need a short-term rental? If they're between homes due to a sale or renovation, that's reasonable. If they were just evicted from their previous residence or seem vague about their circumstances, proceed with caution. Similarly, if the proposed sublessee is a friend or family member of your tenant with no independent rental history, consider whether the arrangement is designed to help someone who couldn't qualify on their own.

Communication during the screening process reveals a lot. Does the subtenant respond promptly to requests for documentation? Are they forthcoming about their history, or do they make excuses about why certain records aren't available? The way someone behaves during the application process often predicts how they'll behave as an occupant.

Some landlords conduct brief phone or video interviews with proposed subtenants, separate from any meeting arranged by the original tenant. This gives you a chance to ask questions directly, assess the person's demeanor, and explain your expectations. It's not a foolproof method, but it adds another layer to your evaluation and demonstrates that you take occupant quality seriously.

Legal Protections: Essential Sublease Agreement Clauses

Even if your original tenant and their proposed subtenant have drafted their own sublease agreement, you should require certain provisions to protect your interests. In many cases, landlords prefer to provide their own sublease addendum that must be signed alongside any agreement between the tenant and subtenant. This ensures you have direct documentation of the arrangement and can enforce provisions that might be missing from a tenant-drafted document.

First and foremost, any sublease agreement should explicitly state that it's subject to the master lease between you and the original tenant. The subtenant should acknowledge that they've received and read a copy of the original lease and agree to abide by all its terms. This prevents claims of ignorance about rules, restrictions, or obligations.

Critical Clauses to Include

The sublease should clearly establish the relationship between all parties. It should state that you are not a party to the sublease agreement and that the subtenant has no direct tenancy with you. This protects you from claims that a landlord-tenant relationship exists directly with the subtenant, which could affect your rights upon termination of the original lease.

Security deposit handling deserves careful attention. You might require a separate security deposit from the subtenant, payable to you or held by the original tenant. If the original tenant collects the deposit, specify whether it's in addition to or a portion of their existing deposit with you. Make clear that the subtenant's deposit does not limit your claims against the original tenant's deposit for damages.

• Subordination clause: States that the sublease terminates automatically if the master lease terminates for any reason
• Original tenant liability: Confirms that the original tenant remains fully responsible for all lease obligations
• Direct enforcement rights: Allows you to enforce lease terms directly against the subtenant if necessary
• Access provisions: Ensures your right to access the property for inspections and repairs is preserved
• Insurance requirements: Requires the subtenant to maintain renter's insurance (and possibly names you as interested party)
• Occupancy limits: Specifies exactly who may occupy the premises and prohibits further subletting
• Term limitations: States the exact sublease dates and prohibits extensions without written approval

When developing your sublease documentation, understanding Landlord Disclosure Requirements is essential. Many of the same disclosures required for original tenants—lead paint disclosures, mold notifications, registered sex offender databases—may need to be provided to subtenants as well. Your sublease package should include all required disclosures with signature acknowledgments.

Consider including a right to terminate the sublease early if the subtenant violates any terms. While you'd still need to follow proper eviction procedures, having clear documentation that the sublease can be terminated strengthens your position. Some landlords also include liquidated damages provisions for specific violations, though enforceability varies by jurisdiction.

Common Subletting Scenarios and How to Handle Each

While every subletting request is unique, most fall into recognizable patterns. Understanding these common scenarios helps you respond appropriately and anticipate potential issues before they develop. Here are the situations you're most likely to encounter and strategic guidance for handling each one.

Scenario 1: Temporary Work Relocation

Your tenant has been offered a temporary assignment or project in another city lasting three to twelve months. They want to keep the apartment rather than break their lease and hope to return when the assignment ends. This is often the most straightforward scenario—the tenant has legitimate reasons, plans to return, and typically proposes a responsible subtenant. Your main concerns should be verifying the subtenant's qualifications and ensuring the original tenant truly intends to return. Consider requiring periodic check-ins and clear documentation of the return date.

Scenario 2: Study Abroad or Extended Travel

Common with younger tenants, this scenario involves someone leaving for educational purposes or extended travel. The risk level depends heavily on who they propose as a subtenant. If it's another student or a family friend, screening becomes especially important. These arrangements sometimes mask situations where the tenant has effectively decided to move out but doesn't want to break their lease officially.

Scenario 3: Financial Hardship

A tenant can no longer afford the full rent and wants to sublet a room to offset costs. This partial sublease introduces a new occupant while your original tenant remains. Consider the practical implications: Is there adequate space? Will shared living create conflict or liability issues? You might want to meet both parties together to assess compatibility and ensure the arrangement is sustainable.

Scenario 4: Lease Assumption Request Disguised as Sublease

Sometimes tenants ask to "sublet" when what they really want is to transfer their lease entirely. They may be moving permanently and want to help a friend or family member get the apartment without going through normal application processes. Be alert to this situation—if the original tenant has no intention of returning, you might prefer a formal lease assignment or simply let them explore options for breaking lease early landlord procedures legally.

Scenario 5: Short-Term Rental Arbitrage

The tenant wants to list your property on Airbnb or similar platforms while they travel or as an ongoing income source. This scenario raises significant concerns: insurance coverage, increased wear and tear, neighbor complaints, potential zoning violations, and your property effectively becoming a hotel. Most landlords prohibit this outright, and those who permit it require substantial additional insurance, premium payments, and strict operational guidelines.

Each scenario requires balancing your legal obligations, business interests, and the specific circumstances involved. Using VerticalRent's digital document management, you can store and track all sublease-related communications, applications, and agreements in one place—creating a complete record if disputes arise later.

When to Say No: Valid Reasons for Denying Sublease Requests

Knowing when and how to deny a sublease request is as important as knowing how to approve one. While you generally want to accommodate reasonable requests from good tenants, some situations clearly warrant denial. Understanding valid grounds for refusal helps you make defensible decisions and communicate them appropriately.

The most straightforward denial basis is when the proposed subtenant fails to meet your standard tenant qualification criteria. If they have poor credit, insufficient income, negative rental history, or relevant criminal background issues, you have objective, documented reasons for denial. These same criteria would disqualify them as a regular applicant, and applying them consistently to subtenants is both fair and legally defensible.

Lease violations by the current tenant can also justify denial. If your tenant has outstanding lease violations, unpaid rent, or a history of rule-breaking, you're under no obligation to approve their sublease request. In fact, approving might signal that you're willing to overlook problems, potentially weakening your position in future enforcement actions.

Other Legitimate Denial Grounds

• Incomplete application: The tenant or proposed subtenant hasn't provided all required documentation
• Timing concerns: The lease is near expiration and you'd prefer to re-rent to a full-term tenant
• Property-specific restrictions: HOA rules, insurance requirements, or zoning regulations prohibit subletting
• Overcrowding: The proposed arrangement would exceed reasonable occupancy limits
• Incompatible use: The subtenant intends to use the property differently than permitted (home business, pets in no-pet building, etc.)
• Prior relationship issues: You have legitimate concerns based on previous interactions with the proposed subtenant

When denying a request, communication matters. In jurisdictions requiring reasonable grounds for denial, provide specific, documented reasons. Avoid vague statements that could be interpreted as pretextual or discriminatory. Focus on objective criteria: "The proposed subtenant's income is $2,400 monthly, which doesn't meet our 3x rent requirement of $4,500" is much stronger than "We don't think this person would be a good fit."

Legal Caution: Never deny a sublease request based on protected characteristics (race, religion, national origin, familial status, disability, etc.). Even if you have other valid reasons, mentioning or alluding to protected categories can expose you to fair housing complaints. Focus exclusively on objective qualification criteria and document your decision-making process thoroughly.

After denying a request, consider whether you can offer alternatives. Perhaps a formal lease assignment with a better-qualified candidate would work, or maybe the tenant would prefer to explore early lease termination options. Showing willingness to find solutions, even when you can't approve the specific request, maintains goodwill and demonstrates reasonableness.

Managing Active Subleases: Monitoring and Intervention

Once you've approved a sublease, your job isn't finished. Active management throughout the sublease period protects your property, ensures compliance with terms, and positions you to address problems before they escalate. This doesn't mean becoming intrusive, but it does mean staying engaged and maintaining documentation.

Start the sublease period with a move-in inspection, just as you would with any new tenant. Walk through the property with the subtenant, documenting existing conditions with photos and notes. This protects everyone—the subtenant knows what's expected regarding property care, and you have baseline documentation if damage disputes arise later. Provide a copy of the inspection report to both the subtenant and the original tenant.

Establish clear communication channels from the outset. Who should the subtenant contact for maintenance issues—you or the original tenant? How will you communicate about inspections or important notices? In many sublease arrangements, landlords prefer direct communication with subtenants for operational matters while keeping original tenants in the loop. This prevents delays and ensures urgent issues get addressed promptly.

Periodic Check-ins and Inspections

Conduct periodic inspections during the sublease term, following the same schedule and procedures you'd use with any tenant. Most leases permit quarterly or semi-annual inspections with proper notice. These visits help you catch maintenance issues early, verify that property rules are being followed, and confirm that only approved occupants are living there.

Pay attention to rent payment patterns. Even though the subtenant typically pays the original tenant, who then pays you, disruptions in this chain affect your bottom line. If rent arrives late or communication becomes strained, it might indicate problems in the sublease arrangement. Some landlords prefer receiving rent directly from subtenants to avoid this issue entirely—your sublease documentation should specify payment arrangements clearly.

VerticalRent's automated rent collection system tracks payments regardless of the arrangement, flagging any delinquencies immediately. The platform can also send automated reminders to all parties, reducing the friction that sometimes causes payment delays in sublease situations.

Document everything throughout the sublease period. Keep records of all communications, inspection reports, rent payments, and any issues that arise. If the sublease goes smoothly, this documentation is simply good practice. If problems develop, it becomes essential evidence supporting your position.

Handling Subletting Problems and Violations

Even with careful screening and clear documentation, subletting arrangements sometimes go wrong. Knowing how to respond to violations protects your property and preserves your legal rights. The key is acting promptly and following proper procedures rather than letting problems fester.

The most common subletting violation is unauthorized subletting—a tenant rents out the property or a room without your knowledge or permission. Signs include unfamiliar vehicles, mail addressed to unknown individuals, complaints from neighbors about new occupants, or discovering listing posts on short-term rental platforms. When you suspect unauthorized subletting, investigate promptly. Request a meeting with your tenant, review any evidence you've gathered, and ask direct questions.

Steps to Address Unauthorized Subletting

If you confirm unauthorized subletting has occurred, your response depends on the severity and your goals. For a first-time violation by an otherwise good tenant who allowed a friend to stay "temporarily" that stretched too long, a formal warning and requirement to remove the unauthorized occupant might suffice. For a tenant deliberately running an Airbnb business against your explicit prohibition, lease termination may be appropriate.

1. Document the violation with evidence (photos, screenshots of rental listings, neighbor statements)
2. Issue a formal written notice citing the specific lease provision violated
3. Specify the required remedy (remove unauthorized occupant, cease short-term rentals, etc.) and deadline
4. Follow up to verify compliance after the deadline
5. If violation continues, issue appropriate legal notices (cure or quit, lease termination) according to your state's requirements
6. Pursue eviction if necessary, ensuring you follow all procedural requirements

Even with approved subleases, violations can occur. The subtenant might engage in prohibited activities, damage the property, disturb neighbors, or fail to pay rent to your original tenant. In these cases, you generally have recourse against both parties—the subtenant for direct violations and the original tenant for failing to ensure compliance.

Address violations with the original tenant first, reminding them of their ongoing responsibility. In many cases, the original tenant can resolve issues with their subtenant more quickly than you could through formal processes. However, don't wait too long—if the original tenant can't or won't address the problem, move forward with formal notice and enforcement procedures.

Sometimes the right answer is allowing early termination of the sublease without penalty. If the arrangement clearly isn't working but no one is at fault, facilitating an exit can be better for everyone than forcing parties to struggle through a toxic situation. Build flexibility into your sublease documentation to accommodate these situations when appropriate.

Insurance and Liability Considerations for Subleases

Subletting introduces additional liability exposure that requires careful attention to insurance coverage. Your standard landlord policy may or may not cover incidents involving subtenants, and assumptions can prove costly when claims arise. Review your coverage before approving any sublease and adjust as necessary.

Contact your insurance provider to understand how your policy treats subtenants. Some policies cover subtenants automatically as occupants of the insured property. Others require notification of occupancy changes or exclude coverage for anyone not named on the original lease. A few policies prohibit subletting entirely, and allowing it could void your coverage. Get answers in writing, not just verbal assurance from an agent.

Key Insurance Questions to Ask

• Does my policy cover property damage caused by subtenants?
• Am I protected against liability claims from