What to take out of the security deposit? (If anything)

Question

This is my first turn-over and I just inspected my rental unit where my tenant recently left.  I see that there is some damage but unsure what to charge my tenant.  I'm meeting with a contractor this week to get an estimate.  Are any of the following items below able to be taken from my tenants security deposit?

- Screen is ripped on screen door to the patio
- Young child painted the wall of the bedroom.
- Carpets in all bedrooms have to be replaced due to stains. In my lease I have tenant is responsible for floors but don't know if replacing carpets in the rental is something that should be deducted.
- All walls, trim, and doors have to be painted due to marks etc. Ceiling needs touch-up paint

My goal is to do what is fair, not automatically take their deposit because the cost of fixing the property will exceed the cost of the repairs.

1. What do I take out of the tenants security deposit?

2. How do I present it to the tenant?  For example, do I have the contractor itemize every repair item and give them a copy?

Any tips to save on cost or advice would be helpful since this is my first turn-over.

Kim Meredith Hampton · Answer

@Joe Conklin first off did you conduct a move in inspection report or pictures? Important to do in case it's a he said she said!!

-I would charge for the screen repair

- I would charge he cost to repair wherever there is crayon marks unless it can be wiped off. Crayon is not normal wear and tear

-can the carpets be cleaned in lieu of replacing? If not, the cost for new must be prorated for however old the carpet  was. I usually use 5 years for life span in rentals, unless you installed  some expensive grade of carpet

Matthew Olszak · Answer

@Joe Conklin How long were they in the unit? My answer will vary depending on if they leased it for a year or they were there 10 years. It also depends on what type of unit we are talking about - high end might not get repainted every time, whereas C class probably will get the standard color between every tenant. The only for-sure I'd charge them for is the screen. The rest of the work might have needed done irregardless of the "extra" damage like paint on the bedroom wall. If you would have painted anyway, does it make a difference that what you are painting over is ugly? It might, depending on what was used to mark up the walls/trim/doors. But it also might not, like when a tenant paints a wall a wild color.

Some states I believe require separate labor and materials. Even then, just provide those 2 lines if you legally can. The less information the better - otherwise it'll turn into a nonsense argument that you bought paint @ $x per can and you could have bought it at $y so they aren't paying you the full amount. But your laws may require up to copies of receipts.

If you have high turnover, consider a move-in fee vs. a deposit. That'll guarantee $ for turnover costs vs. having to justify with the tenant and risking a dispute. But if that's not common in your area, it probably won't be well received by applicants.

These seem like basic turnover items. Just get your handyman or contractor in to get it fixed. I wouldn't bother with a drawn-out estimate process, and certainly don't provide an estimate to the tenant. When they moved out their obligation was to leave the unit in the same condition they received it minus normal wear/tear, so there is no going back for them now.

And take a ton of pictures of everything, up close and far away.

Maria McCreless · Answer

@Joe Conklin  Each state is different but here in Florida we are required to submit to the tenant a letter within thirty days (by certified mail) of move out explain why money was taken out of the deposit and how much. If is not sent within 30 days we are required to return the entire deposit.  How long was the tenant in the property?  You can charge for all of the items you outlined and if they arent normal wear and tear I would.  A ceiling needing touch up is not normal.   Did you try cleaning the carpets?

Kerry Grimshaw · Answer

You need to provide them with an itemized list of deductions. A contractor bill would be sufficient.  You cant really charge for "marks" only damage. - I think marks would  fall under general wear and tear.

You might be able to charge for cleaning if the apartment wasn't returned in the same clean condition if your lease provides for it.

Make sure you also account for the interest due on the deposit. ( In CT ) if you don't provide the itemized deduction and interest credit wit in 30 days you could owe the tenant double the security deposit.

What to take out of the security deposit? (If anything)

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