Carpet is Black and there are Holes in the Walls

Investor · Atlanta, GA · Member since 2017 · 136 posts · 54 votes

Hello BP,

I've not had this issue with any of my rentals (knock on wood). This property was a duplex I was thinking of purchasing. The unit is about 1000 sq ft of carpet. The carpet has to be replaced because it is black with stains. Let's assume the carpet was new or like new when the tenant moved in. Let's also assume the tenant has 7 months left on their lease. What are the options the owner has? Replacing the carpet is probably not a good idea. With other minor wear/tear the $700 deposit is not going to cover it.

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Joe Scaparra

Investor · Austin, TX · Member since 2013 · 680 posts · 1k+ votes

@Troy LusterI think your asking should you demand remedy of tenant caused damages before they move out. Absolutely, otherwise you will only have the deposit to cover the loss and there will be little incentive for the tenant to leave the duplex clean if he thinks he is not getting the deposit back anyway. I would attempt to collect the cost of the carpet and either wait till he moves out to replace it or put in a carpet substitute, tile, vinyl or laminate or install wile he is there.

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Thomas S.
Member since 2016 · 13k+ posts · 12k+ votes
9y
Never use carpet in a rental, install laminate flooring.
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Joe Scaparra
Investor · Austin, TX · Member since 2013 · 680 posts · 1k+ votes
9y
@Troy LusterI think your asking should you demand remedy of tenant caused damages before they move out. Absolutely, otherwise you will only have the deposit to cover the loss and there will be little incentive for the tenant to leave the duplex clean if he thinks he is not getting the deposit back anyway. I would attempt to collect the cost of the carpet and either wait till he moves out to replace it or put in a carpet substitute, tile, vinyl or laminate or install wile he is there.
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Mindy JensenPro Member
BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes
9y
@Troy Luster , does the current landlord have pre-occupancy walk through documentation? If you cannot prove the condition of the property before they moved in, you can't charge them for it when they move out.
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Deanna McCormick
Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
9y
Condition of apartment, is when you take possession.. prior to that you have no claim.
Do a walk thru within a week of closing.. and from that point on you deduct for damages..
Prior is previous landlord, and looks like he's selling because the people are pigs.. might be hard to get rid of them ?? even after their lease is up. who knows ??
You know going in, the price is what it is and your going to need to put in new flooring..
I agree with other's no carpet,, laminate is way to go.
Other option is see if landlord would consider negotiating with them to move out and you'd take bldg vacant..
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Account Closed
Flipper · Pittsburgh, PA · Member since 2017 · 218 posts · 345 votes
9y
The former landlord is basically screwed in seeking recourse, and of course the new owner can get nothing from the tenants either. Every landlord has a story like this -- my personal favorite variations are when the property was last used as a drug house and/or bordello. My wife and I have a code word for them, "tipping" tenants.

A disproportionate number of rental properties in my area come on the market after a tipping tenant. They're the ones that convince the landlord to sell their rental property to someone else, because the idea of cleaning up after their mess is just too much to bear for an absentee/ageing/uninterested landlord. They're the ones that tip the balance in the landlord's internal calculation of, "Is this life really worth it?" These tenants also tend to tip the scales in the amount of junk they leave behind. Many tenants buy stuff to feel better about themselves, both because buying is an act of power when they feel powerless and because there's a deep comfort in having a lot of your stuff around you to help you forget that the house you live in is not yours. But tipping tenants either die in place, or rush off to the hospital and then to extended medical rehab, or are compulsive hoarders who decide to simply up and flee their previous life.

Landlords just look at all the junk left behind and smell all the stink of years and say, "I can't do this. I just can't." They sell the place as quickly as possible and take a steep hit. They'll agree to practically anything to just move the property and get some money for it. They just want out of the landlording business.

But the beauty of this for the new landlord coming in is that the property is vacant and was bought well under value. You park a dumpster outside and hire temp unskilled guys to toss the junk and strip the carpet. Then we come in and start building a better rental.
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Michael Plante
Deland, FL · Member since 2017 · 2k+ posts · 1k+ votes
9y
For me I bought a place infested with bugs. I mean literally hundreds on the walls when I looked inside. I never did a walk around.
Tenent was there and paid perfectly on time before I bought.
BUT my offer reflected the condition of the property and the property situation
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Troy Luster
OP
Investor · Atlanta, GA · Member since 2017 · 136 posts · 54 votes
9y
Mindy Jensen That's a great point. The manager is new, so I doubt they have documentation.
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Troy Luster
OP
Investor · Atlanta, GA · Member since 2017 · 136 posts · 54 votes
9y
@Deanna McCormick Thanks for the clarification. I definitely feel more knowledgeable if I make an offer.
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Troy Luster
OP
Investor · Atlanta, GA · Member since 2017 · 136 posts · 54 votes
9y
@Account Closed Interesting perspective. I still remember the smell of cleaning up after an eviction. There was old food, and abandoned furniture. It didn't make me want to get out though, just screen for better tenants. I do think the property will sell below asking because of the condition and quality of tenants.
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Troy Luster
OP
Investor · Atlanta, GA · Member since 2017 · 136 posts · 54 votes
9y
@Michael Plante Wow! How were you able to find/see them? Did you have to move the tenant out to treat the place?
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