Another issue that was raised to us was bug infestation there so get that checked out as well.  

After a bedbug infestation in one of the properties I manage I now write in the special provisions section: "with the exception of wood destroying insects, tenant is responsible for pest control up to and including pest control." 

In CA anyway, if you sign up for monthly spraying, if there is any kind of infestation, such as a giant trail of ants in the kitchen, they'll treat that for free.And that way, if she starts hollering that the place is uninhabitable, you can always point to the fact that you have regular pest control.Another option is what we called the "happy clause" where we just tell a tenant that it appears they aren't happy in the unit, and if they want to move, all they need to do is give 30 days notice.  

Long story short, he is claiming the ac has mold in the duct work (and him and his kids are getting sick), the ceiling is caving in from a roof leak, the sewer is backing up, and there is a roach infestation.  

I had neglected to drop by occasionally to check up on the place. this tenant had not kept the house clean which lead to a mouse and roach infestation.

(yes, there is a cockroach infestation in the building as well.

Case in point, allowed a dog and after she moves out, we have a MAJOR flea infestation.  

Reasonable cleaning costs would include the cost of such things as eliminating flea infestations left by the tenant's animals, cleaning the oven, removing decals from walls, removing mildew in bathrooms, defrosting the refrigerator, or washing the kitchen floor.

Anyways it's a duplex and the apartment is infested with roaches and every other insect there is.

This way, no more infestations and our bug guy gives us reports after he has been in the property.