How do You Estimate Damage to a Rental Property

Question

What do you do when withholding deposit money when a tenant leaves? I understand if there is professionals you have to hire, then that bill is easy. But what about issues, you take care of yourself? If you steam the carpets, or fix a hole in the wall, how do you assess the charge. Do you have someone come in and give the estimate, knowing you are not hiring them, or do you make up a reasonable number? What if you make up the number and it goes to court? How do you justify your salary included in the charge?

Shannon Slade · Answer

I saw this in another discussion and I believe it was posted by Deanna McCormick

The following is a partial list of charges that will be deducted from the security deposit if you fail to clean these items. If the total charges exceed the amount of the security deposit, you will be billed for these charges, charges unpaid after 30 days may result in a judgment being entered against you and the account put into collections.

All debris and items must be removed. Labor for removal is charged at $45.00 per hour.

Closets must be emptied, vacuumed and wiped down. $15.00 per closet

Light fixtures – glass cleaned and bulbs replaced $15.00 per fixture /$1.00 per bulb

Ceiling fan, blades- clean top & bottom, motor housing dust free $30.00 -$50.00

Vacuum – per room (carpet is shampooed by management after move out at no charge) $15.00

Carpet- burns, stains, soil as per estimate / replacement

Baseboards – dust, wipe off, vacuum per room $15.00 per room

A/C vent cover – vacuum, dust $15.00

Windows – Glass, tracks, clean and dust free $20.00 per window

To remove window pane, slide pane to center of track- grasp each side, gently lift up and pull forward to remove, clean, replace in correct order.

Window- Glass replacement $35.00 per window

Screens replacement- $25.00 per window -$40.00 per patio door $25.00- $40.00

Mini-blinds replacement $20.00 per window

Patio door – Glass, clean both sides, track vacuumed, wiped clean $35.00

Patio blind replacement $50.00 per window

Outdoor patio globe- clean $15.00

Sweep off patio and railings $15.00

Bathroom exhausts fan/vent cover, clean, dust free $15.00

Bathtub, clean tub and tile surround $25.00 – $60.00

Bath sink, vanity/countertop, clean $20.00

Bath – medicine cabinet, clean inside, mirrors, light guard $20.00 min

Bathroom floor & wall tile – wash, clean tile $20.00 min

Towel bar replacement $18.00 min

Toilet tissue spindle replacement $5.00

Toilet – clean inside bowl and outside $20.00 min

Toilet seat replacement $20.00

Kitchen cabinets – wipe off grease; remove shelf paper, empty out $20.00 min

Kitchen-sink, countertop, wipe off, clean garbage disposal ring $20.00 min

Dishwasher – clean, remove any food particles from inside $20.00 min

Vent hood – wipe off grease, clean filter, clean light guard, top/underside $20.00 min

Stove/ Oven- wipe off exterior, clean under drip pans, clean oven/racks $25.00 min to $125.00

Drip pans – clean (replacement cost is $7.50 each) $30.00 max

Broiler pan replacement $20.00

Refrigerator/ Freezer-wash off exterior, top, seals, inside, crispers $20.00 min to $75.00

Walls / Woodwork – remove nails, screws $15.00 min

Wallpaper boarders-removal per room $50.00 min

Nicotine – stained walls/ woodwork that require cleaning (see below explanation) $25.00 per hour min.

The cost to prep the unit for painting requires the walls and woodwork to be washed clean from the smoke odor/ and nicotine stained damage.

Garages

Garages should be swept clean and all debris removed.

Floors should be clean and free of oil and fluids. $25.00 min

ABANDONED PROPERTY REMOVAL DISPOSAL CHARGES

Kitchen table $20.00, Kitchen chairs $10.00 each, Upholstered chairs $20.00 each, Sofa/ Couch $35.00- $50.00, Hide abed $45.00, Mattress $20.00, Box Spring $20.00, Dressers $40.00,

shelves, entertainment centers, bookcases, end tables, coffee tables, $15.00 - $50.00 each.

Computers, Monitors $15.00 each, Televisions & Stereo Equipment $25.00 - $50.00 per item.

Thomas S. · Answer

Landlords time is worth nothing in the eyes of the court. You are not on salary.

You may only charge for material. That is the reason landlords should always hire contractors to do any work to be deducted from a deposit or charged to a tenant.

Shampooing, patching, painting, cleaning, etc....always hire contractors.