How to deduct for this damage?

Question

Tenant has yet to move all their stuff out, but so far while giving tours I've noticed the following (based on my before pictures compared to how things are now, I took a few pics of damage while walking through so I could compare at home right now):

-Bathroom counter has a thumbnail size chip in it, very noticeable and was not in before move in pictures.

-Same bathroom, the finish on the cabinets for the sink/vanity is very faded in specific areas, as if a dog (their unauthorized dog....) was scratching at it.

-The kitchen sink is badly scratched on the "floor" of the sink. The entire kitchen was brand new when they moved in....

-Hardwood floors have some noticeable finish wear signs in high traffic areas but that could be normal wear.

John Underwood · Answer

What is the kitchen sink made out of? If stainless then just clean it up maybe buff out scratches.

Sinnce everything was new when they moved in I'd charge what it costs to repair/replace damage and ignore any normal wear items.

Max T. · Answer

Hire someone to do it all.

For the vanity - figure out how long the IRS allows an owner to depreciate it. This will help you figure out how much it is worth at its current age.

Michael Peters · Answer

Most states don't allow you to deduct for future repairs.  A judge would likely call that wear and tear regardless of the level of damage.  Items should be fixed to include a charge to the tenants.  If the replacement is warranted and covered by the deposit I would definitely hold the tenant responsible and replace it.

There's nothing wrong with doing the work yourself.  You can find an easy invoice template online, but typically a deposit disposition is all that is required in most states.

Jack B. · Answer

Yeah I always send it certified mail. I do most repairs myself, which makes it odd in this case for me as it's not enough to replace the vanity, but is enough to refinish the vanity. The lease states I charge $75 an hour (half of my W2 career/job pay rate)  so the refinishing of the cabinets in the bathroom I can do. Not sure what to deduct for the chip in the counter (thumbnail size). Replacing the whole vanity seems a bit much. Not sure what to do to actually fix the chip and if I can't/just leave it as is, what to charge for it for damage in general, like in a scenario where I don't fix it but deduct a charge for future replacement when there is enough damage to justify replacing the entire thing. Or should I just hire someone to do it all?

Larry Alexander · Answer

Easy peasy. Figure out which damage is normal wear and tear; ignore it. Figure out what repairs will cost for the other, non normal wear and tear items will cost. Have the repairs made by a professional. Make a list and deliver the security deposit back to the tenant minus the repairs; supported by invoices. Most states give you thirty days to do this so be on top of it. Make sure you have a forwarding address for the tenant so you can mail your determination and refund (if appropriate) within the allotted time period. Certified mail of course!