When a tenant moves out, security deposits and what you can deduct become a sensitive issue.
The main thing to remember is tenants are responsible for damage - but they cannot be held accountable for normal wear and tear.
And this is where things get a little confusing and "iffy". Often I hear DIY landlords say, "It's old, but it works." Or, "Flooring is old and used, but it's holding up." Which leads to a major source of conflict and judgment debate.
Most damage to property is obvious, but other things that fall into the "old but working" is subjective. Though not "exact" - here are some guidelines to follow when deciding whether it's a result of everyday use or damage:
Carpets. Normal wear and tear would include shoe marks and light stains. If the carpet is light color - there will be more stains and marks. If the tenant has been there many years, expect heavier stains and more marks. Damage to carpet include (but not limited to) things such as pet urine stains, other sever stains such as paint, markers, tears, etc.
Pet damage. First of all, charge a pet fee to offset damage - because there will be. Damage includes chewed up walls, carpet, pet stains, dug up yards, etc.
Floors and hardware. If floors were old and cracking to begin with - that has to be considered. Old doesn't usually make these items hold up better. If one or two tiles or vinyl were already cracked, chances are, several more will be. But if tons of tiles are cracked and chipped, or vinyl is heavily torn, that's damage. Same with cabinet hardware or door handles and old appliances. Simply said, don't charge tenants for items that are already nearing the end of their use.
Walls. This one I narrow down easily: if the condition of the wall needs repair (nail holes, holes, coloring marks, dark paint, etc.) - it's damage. Furniture marks on walls,dirt around door handles, etc., normal.
Cleanliness. It is unreasonable to expect that a tenant will return the rental to you in the exact condition they received it. If it's cleaned, repairs made, no food in the fridge, etc., that's reasonable. As a landlord, you should expect to do more cleaning, painting and repairs prior to the next tenant moving in. But if you have to empty a fridge, scrub dirty baths, etc., charge for cleaning.
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