Managing Hardwood Floor Damage

[James M.]

Our rental has hardwood floors. The tenant left some large black marks on the floors. As they are box-shaped we think they are some sort of radiator that partially burned the floors. The damage is in two rooms with approximately 350 square feet. We have about 600 sq ft. of hardwood.

Before they moved in, the floors were pretty well-worn, but clear of these stains. Even before tenant move-in, the floors could have used a resurfacing, but with the stain, it is a much bigger necessity.

I am not sure how to proceed. Here are some questions:

• Does hardwood floor surfacing "depreciate" like carpet?
• How can I charge my tenant when the floors were already worn and needing a resurface? I believe I need to charge something because this forges my hand to do something that did not need to be done.

Thanks for any counsel you have.