Tenant Getting Charged for Carpet Cleaning on Spotless Carpet

Cape Coral, Florida
General Landlording & Rental Properties
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Tenant Getting Charged for Carpet Cleaning on Spotless Carpet

Ryan Moody
Member since 2021 · 6 posts · 1 vote

Hello,

I am currently a tenant in an apartment complex in Fort Myers, FL. I am an avid listener of the regular bigger pockets podcast and the bigger pockets money podcast. I have a couple questions about what our apartment is trying to charge us for.

We move out in two days and they did a pre inspection. The pre inspection they found had no problems at all. Not surprised as it’s just me and my wife who live here and we have no pets, are very clean, and don’t smoke. They are claiming that we must have the carpets professionally cleaned before move out or else they will charge us for it.

Keep in mind, this is a short term lease, we have only been here for 7 months and again, there is not a single stain, or any damage at all. If they want to clean the carpet it would be a normal routine cleaning, not because of any excessive damage. There is also no addendum, attachment, or provision to the lease that states we should pay for this if the carpet is clean. I have no problem cleaning it but they demand that we have a receipt from a professional cleaning company instead of doing it on our own.

I am not a rental property investor yet. But I’m working to that point. After being a tenant, there’s an obligation I feel as a landlord to not nickel and dime people, especially for things that are not tenant responsibilities.

What should I do? What are your thoughts? And what legal documentation should I know about to have some ammo?

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Justin Hammerle
Realtor · Providence, RI · Member since 2022 · 404 posts · 262 votes
3y

@Ryan Moody - if its not on the lease in any form, you haven no obligation to get the carpets professionally cleaned.  I would just be a little concerned about my deposit and what type of language is used with regard to when they have the right to keep it.

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  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    3y

    @Ryan Moody Look at your lease. You say there is no provision in the lease that states we should pay for this "if the carpet is clean".  What does the lease say exactly? If it mentions carpet cleaning at all there is a good chance you have to do it even it meets your definition of clean.  

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  • Justin Hammerle
    Realtor · Providence, RI · Member since 2022 · 404 posts · 262 votes
    3y

    @Ryan Moody - if its not on the lease in any form, you haven no obligation to get the carpets professionally cleaned.  I would just be a little concerned about my deposit and what type of language is used with regard to when they have the right to keep it.

    1Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y

    Most leases require carpets be professionally cleaned when you move out.  Where I have some of my rentals, the province (which is tenant friendly) has it as a requirement on the move out list.

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  • Ryan Moody
    OP
    Member since 2021 · 6 posts · 1 vote
    3y
    Quote from @Justin Hammerle:

    @Ryan Moody - if its not on the lease in any form, you haven no obligation to get the carpets professionally cleaned.  I would just be a little concerned about my deposit and what type of language is used with regard to when they have the right to keep it.


    Thanks @Justin Hammerle

    Luckily we just had to pay a deposit waiver of $21 a month which was about $150 after 7 months. So ultimately they’d be trying to charge us on the back end. The lease doesn’t say anything about it. The Notice to Vacate has some words about carpets being clean but it never requires a professional carpet cleaning in every scenario, but there’s nothing in the lease about it.

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  • Ryan Moody
    OP
    Member since 2021 · 6 posts · 1 vote
    3y
    Quote from @Colleen F.:

    @Ryan Moody Look at your lease. You say there is no provision in the lease that states we should pay for this "if the carpet is clean".  What does the lease say exactly? If it mentions carpet cleaning at all there is a good chance you have to do it even it meets your definition of clean.  

    Thanks for your reply Colleen.

    Sorry if my words were a little confusing. The lease doesn’t say anything about having carpets professionally clean. The only mention of carpets being left clean is the notice to vacate form. Doesn’t specify our scenario would require professional cleaning
    0Reply
  • Ryan Moody
    OP
    Member since 2021 · 6 posts · 1 vote
    3y
    Quote from @Theresa Harris:

    Most leases require carpets be professionally cleaned when you move out.  Where I have some of my rentals, the province (which is tenant friendly) has it as a requirement on the move out list.


    Thanks Theresa,

    Lease has no requirements for any professional carpet cleaning to be done.
     

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  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    3y
    Aloha,

    Did you need to sweep and mop your hard surfaced floors to "clean them"? Or wipe out cabinet interiors? Or dust the ceiling fans, window sills, and other horizontal surfaces? over 7 months there would be a lot of dust, hair, etc. just with normal daily walking about. Check the entire Rental packet documentation, look for "move out cleaning" or some such guide, that may well state you do need to have carpet professionally cleaned. That has been standard practice for several companies I have worked with for 25 years. We just require a copy of paid receipt; no "rug doctor" DIY rentals, must be pro service of Tenant's choice.
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  • Dan H.Pro Member
    Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
    3y

    I have no knowledge of your jurisdiction.  In my jurisdiction if it is not in the lease there is no way they can charge you for cleaning a clean carpet.  The judges here may not even allow collection for cleaning if not perfectly clean if they consider it normal wear. 

    I do not see how they can justify it.  If you place a hole in the wall and repair it yourself, the LL cannot complain.  How can they mandate use of professional rug cleaner.  They might as well require you use a professional maid service for the other cleaning.  What is the difference? 

    The issue is it worth the hassle to fight them over this.  If it was me I probably would because I take battles on for principle too often. 

    Good luck 

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @Ryan Moody:

    If their rules say a professional cleaning is mandatory, then it's mandatory.

    If there's nothing in the rules that state a professional cleaning is mandatory, then you can choose to stand your ground and fight it. Is it really worth $200 or whatever?

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  • Tim Miller
    Rental Property Investor · Laurel, MD · Member since 2016 · 378 posts · 382 votes
    3y

    @Ryan Moody We require the carpets to be steamed clean, it's in our move out rules. Only because we make sure they are steamed clean before any tenant moves in.

    My advise is just Google carpet cleaners, you'll find someone offering a $100 3 room deal. Check Stanly Steamers, they usually have some special for $100.

    1Reply
  • Kyle Porter
    Member since 2023 · 7 posts · 0 votes
    3y

    @Ryan Moody have you done a cost segregation study on your properties yet?

    0Reply
  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    3y

    @Ryan Moody  You could probably fight it if it is not in the lease but there may be language to cover it saying you must comply with certain rules. Probably not worth is over this cost. 

    1Reply
  • Ryan Moody
    OP
    Member since 2021 · 6 posts · 1 vote
    3y
    Quote from @Nathan Gesner:
    Quote from @Ryan Moody:

    If their rules say a professional cleaning is mandatory, then it's mandatory.

    If there's nothing in the rules that state a professional cleaning is mandatory, then you can choose to stand your ground and fight it. Is it really worth $200 or whatever?


     Yeah whether what they’re doing is right or wrong I think it’s probably easiest to just pay it and move on. Thanks Nathan!

    0Reply
  • D’Andre Ortiz
    Real Estate Agent · Columbus, OH · Member since 2020 · 44 posts · 36 votes
    3y

    This honestly just sounds like a "landlord" that is having some financial issues of their own and are trying to pass that down to you. With no documentation stating that it is required I feel you have no obligation to follow that. They would really have no recourse against you. I usually wouldn't be on the negative side of things but this just sounds wrong and they are trying to take advantage. I hope this helps! 

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