Pain in the ass tenants question / advice

[Bryan Findlay]

I am a landlord in CA and have tenants who moved out July 1st.  Following the walkthrough the kitchen sink faucet was noticed to be leaking beyond repair (unreported). The next day, a plumber installed and had to access underneath the sink. There were two square titles that were damp and covering a basketball size hole in the shelving from continuous water damage (unreported).  I still have their deposit because I couldn't find someone to give me a price to repair.  I have 21 days from move out.   For the time line purposes question #2.... The tenants bought a freakin home about 10 houses down. They had left their trampoline and kids toys and other junk and on July1st when the moved out, they told me they would be right back to get the rest of their junk. We since had new tenants that moved in and were being reasonable as the old tenants never came back to get their junk. 11 days of excuses.  I hired someone because I live 2 hours away who carried their junk and dropped it in front of their home. That was on the 7-11-18.  Can I count the 21 days from that point until giving them the deposit? Advice, please ? Yes I know it's the 22nd and don't want to hear about it. I been trying to understand how much the repair for under the sink will be and been flaked on twice now so trying to get some extra time.  Please help, thank you. 

[Steve Vaughan]

I would have installed a new piece of plywood and vinyled it over at the sink base in the time it took to ask the question.  An unreported leak under a sink, while unfortunate, is a very gray area as to whether it is their fault or not.   Always have vinyl under sinks and dishwashers.

I would let that lie and refund all the deposit I could, minus the stuff hauling.  Petty withholds in the deposit world will bite you.  For me, the tie+ always goes to the tenant.  I've received deals down the road by treating tenants well.

People won't remember what you did, but they will always remember how you made them feel.  A quote I try to live by in the landlord world.  I've lost tenant friends over $25 early on.