All Forum Posts by: Kar Sun

Quote from @Kar Sun:

All

Thanks for chiming in.

I had a walkthrough today. 
tenant fixed everything and the place looked spotless except for the washer that should be easy to clean. 
he will get all his deposit back. 

 Dang all that stress and he fixed it 😀

I agreed with your points actually. 

It was disappointing to read other landlords think we should spot paint a wall when the tenant wasnt given a spot painted wall.  Especially if your lease specified they could not put holes in the drywall and did anyway. Mines do, and this is why.  

If you didn't already, add an addendum that outlines the expexted operation of the stove and what shouldnt be used on it.  Even if you wouldnt win that argument in court, at least the tenant knows and you wont have a fight over it.

Please share more about the temperature setting rules, what temperatures you specified, and why? On the surface it sounds extreme to tell a tenant what can be comfortable for the.. The only things that come to mind are settings that are too low and may damage the HVAC or too high and damage the floor. I'd like to learn. 

Quote from @Kar Sun:

Quote from @Henry T.:

Kar sun. I hear you. I agree with you. This is not a run of the mill apartment. It's a nice place. AND maybe that is the problem. IF you give tenants nice things you will be heartbroken. That is the business. They dont't care. I suggest maybe you put in a used stove and keep the nice one for yourself. After 4 years I would expect to paint anyway, and a judge would probably say the same thing.  In my experience, most tenants are mediocre, its rare that you find one that is meticulous and careful with your property. You should have pictures of the stove before and after, just in case he takes you to court. Try to relax and accept their imperfections. Take it out of the deposit if you have to, and provide a receipt for the expenses, and move on. Like you, I self manage, I'm very attached to my properties, those remodels are my hard work. But you have to let it go or it will drive you crazy. You're successful. Treat yourself to a nice dinner. Raise those rents as high as you can! Good luck.

Thanks. 
I think the wall is a no brainer. The holes were huge. These were gaping holes, not just nail holes. He patched them up but he expects me to paint over his patching. So I have a taupe wall with white patches all over it. I don’t think I have to do it. I will hire a professional and will take it out of his deposit. I have the photos to prove everything. As far as the stove he damaged it. I have the photos to prove. Also my contract states that a tenant responsible for all appliances. Appliances are the tenant’s responsibly to keep things fair because I don’t provide cheap appliances. It is in a contract. Additionally I contacted a repair person as I have a home warranty. However they declined to fix it stating that this falls under “vandalism “ since it was a tenant s negligence. I will also deduct it. 

You can absolutely paint a patch that is typical but even painting a wall is cheap maybe $100-150. Hardly something to stress over.

On the surface where pots and pans should be used it would be very hard to call it damage since pots and pans are supposed to contact that surface! If the top is cracked or in some way not usable then that would be obvious damage but I think you are stretching here. Also consider the 4 year tenancy which is an above average length of time.

Small claims court is cheap for the tenant. So, I suggest you negotiate in good faith.

I would avoid court if at all possible, our country has far too many courts in our business as it is.

Try to talk to the tenant and see if they would be willing to meet you part-way.

I had a tenant leave a hose on a spigot during the Winter and it caused the spigot to crack and leak inside the wall. I charged them because they left the hose on the spigot.

I have had similar issues with carpets where dogs caused the carpet to smell and we tried cleaning but it wasn't enough. I passed all the new carpet onto the tenant because it wasn't worn out it was ruined because of the tenant's actions.

Your time is worth way more than a few hundred bucks!

@Kar Sun. Know your state’s landlord tenant laws — some allow tenant to sue for x times the damages charged plus attorneys fees; it can add up quickly. If wall was not patched correctly, you can charge to have professional fix it, but I know in my state, charging for paint after 3 years won’t fly, and unless it’s specified in your lease that he agrees not to use certain cookware, court may assume he doesn’t know his would scratch (I wouldn’t as always used gas) or even if court agrees with you, just award you remainder of useful life. Just saying that if you really can’t let it go, at least make sure you’re not in one of those states that let’s him sue for 3 x damages or more as it may be an expensive lesson.

For these situations it all comes down to how was your relationship with him during those 4 years. If they were good tenants then i would not sweat the small stuff. If they were tenants that kept breaking every rule and taking advantage then yes i would turn it around and be more strict. 

Quote from @Kar Sun:

this time around my contract actually has a temperature setting the tenant must follow

That dog won't hunt.

Honestly, this doesn't sound like the business for you.  You should consider selling.

You seem unsettled by this. Imagine the angst you will have if this goes to court. Peace of mind is worth a lot in the end. Maybe for you, being a landlord isn't worth the toll. 

Couple of thoughts that have worked for me in the past in a similiar situation.

1) Will a TV just be mounted again on the wall?  If so, leave as is or buy a wall mount and permanently attach it to the wall for the next tenant.  Also shop around for some TVs, they're pretty cheap these days.  You might be able to just but a TV and wall mount for $1K that stays with the property vs. spending $1K painting the wall.  This could solve your problem long term.

2) If a TV won't be mounted, ask your new tenants (when you have them) what they plan on doing with the wall?  I've given out gift cards for wall art that can cover up the blemishes or send them a link to wall art and ask them what they like best and you'll buy it.  Spend $150-$300 on wall art vs. $1K painting the wall.  The tenants will love you bc they have get free wall art they get to take with them.

Basically, save painting the wall for when it's a larger job and multiple walls/rooms.  Much cheaper that way. 

As long as you feel this is worth the time and effort then more power to you.  How much was the security deposit?