Should I deduct from Security Deposit?

Question

Hi,

I am a new landlord and will appreciate some advises for the following questions.  My tenant moved out and left a mess behind.  Some repair works needed are as follow which I am not sure if I should deduct from security deposit.  If yes, should it be 100% of the cost or partial.

• Walls are extremely dirty.  Markers all over the walls and will require primer and more than one coat of paint to cover up the markers.   Should I charge 100% for repaint the entire house?  I am considering charge for the cost to prime and the cost of multiple coat of painting.
• 
• Cockroach infections.  Should I deduct from security deposit for cockroach treatments?  Lease contract states the tenant is responsible for pest control.
• 
• Window blinds, and vertical blinds are damages and all need to be replaced.  They were new at the time tenant moved in.  Should I charge 100% or partial of the replacement cost?
• 
• Bathroom vanity (3) need to be replaced.  One is totally damaged, one is partially damaged, one need to be replaced because it is dirty.  All three (3) are infected with cockroaches.  Should I charge tenant for replacements?  If yes, 100% or partial of the replacement cost?
• 
• Refrigerator parts are damaged.  Cost of the replacement parts are about $300.  The unit is still functional, but it is dirty, greasy, and infected with Cockroach.  I am thinking of replacing the refrigerator.  Should I charge tenant for the part they damaged or more (like 50% of cost of new refrigerator)?  Refrigerator was one year old at time when tenant moved in.
• There are multiple small holes (~100), small peelings (4 or 5 places) on the wall.  I also see a glue mouse trap sticking to a wall.  Should I charge for prep the wall for painting?  If so, what is a reasonable charge?
• 
• The entire kitchen (cabinets and appliances) are dirty/greasy and will required major cleaning.  Should I charge to clean up cost?  If so, what is a reasonable amount?
• 
• There are trash left behind, a futon bed, twin mattress,  multiples tv boxes.  Can I charge for trash removal?  If so, what is a reasonable charge?

Your advises are much appreciated.  Thank you

Brad Hammond · Answer

Ouch @Michael Ho, this is intense and I'm sorry you are having to deal with this.  The first thing to think about with security deposits is how long they have been in the property.  If this was all done in just a year, that is a different situation than if they were there for 10 years.  Generally speaking, you can only charge them for the damages they caused.  For example, if the fridge costs $300 to repair, I would get a quote for that amount but I might purchase a new one.

1. Painting usually depends on how long they have been there.  If it is less than 5 years, you might be able to get them for a percentage of the total cost.

3. Bases on your lease, I would say they should pay for extermination.

5. I don't charge for new blinds.  They are so flimsy and inexpensive to replace.  I also get ones without a string since that is one of the most common pieces that gets broken.

7. I believe you can only charge them to fix what damages they (or their pests) caused.

9. See the refrigerator example above.

10, Yes, I would charge for all prep work that needs to be done for the painting process.  If you are doing the work, charge whatever a handyperson in your area charges per hour.  If you are having a professional do it, make sure they itemize the differences in prep and painting.

12. Does your lease say what condition the property needs to be left in?  If not, it is generally thought the property should be "broom clean".  If it is that dirty, I think you can charge them for the deep cleaning.

13. Yes, it is reasonable to charge for trash removal.  If you are going to take it to the dump, charge them for the dump fee and the handyperson's hourly rate to load and drive it there.  If your trash service will pick it up, charge them those fees.

Generally speaking, you should not be making money off any of this but be reimbursed based on their damages.  Figure out a standard professional fee for the different tasks that need done and charge those fees.  I'm assuming all this damage is going to be above their security deposit so you might need to take them to small claims court.  Make sure if you have paid invoices, quotes, and receipts in case you need to go to court.  Also, make sure you take lots of photos or videos of the home before you start doing any work.

Theresa Harris · Answer

When was it last painted?  Try Mr Clean eraser and charge them for cleaning for sure.  You should have some leftover paint for touch ups.

Cockroaches, yes.

For the blinds, again how long were the tenants in?  If they were in there for a year and the blinds were new, charge them for new ones.

for the other items, clearly they didn't take care of the place.  The damages and cleaning are going to use up all of their deposit.

For all of the cleaning, talk to a professional cleaner.  They are likely to get it done a lot faster than you and have tricks for the harder stuff.  Then let them go for it AFTER you have the place treated for roaches.