First Tenant Move Out...No check in/inspection list?

Question

Hello all,

I have my first lease coming to an end and the tenant/family is looking to move out which I'm actually happy about due to how it seems they have treated my new investment property. So far I wasn't given any check in/inspection list from the previous owner and wandering what everyone has done in these situations where it looks like the current tenants seem to  have done some damage more than just your wear and tear but you don't have a list to see what status it was in prior. I'm not looking to nitpick issues with the tenant as they have been very accommodating since I took over but at the same time the carpet might not be viable after they move etc. I'm more than prepared to return full security and move on to my own tenants and processes, but just curious of peoples thoughts.

Thanks!

Nathan Gesner · Answer

This is all excessive. Dirt is not "ordinary" and neither is a large hole or broken door. Document it, clean it, repair it, then deduct it from their deposit. If the deposit doesn't cover the charges, send them a demand for the remainder. If they don't pay, decide whether it's worth going after them or if you are just going to write it off.

In the future, take pictures before and after so you have clear documentation. I take pictures of every wall, ceiling, floor, window inside/out, blinds/curtains open and closed, window screens, front/back/side of doors, appliances inside/out, etc. A typical 3bed/2bath unit may take 200 pictures.

Nathan A. · Answer

Take pictures of the condition of everything. Then get the junk out of there, get a handyman to fix the holes and the door, get the place cleaned and the carpets cleaned (if the lease says they should have), and deduct all that from the security deposit. You shouldn't feel bad about taking this stuff out of the deposit. You are running a business and this is what the deposit is for.Although it's true you don't have documentation of the condition of the unit before those tenants moved in, the junk and the lack of cleaning are clearly their responsibility, and they're taking responsibility for the holes and the door by apologizing to you. It's great they apologized in writing -- keep a copy of that.

Max Ferguson · Answer

If there is nothing major broken, don't waste your time. A lot of things can be considered wear items which you can't charge for. If they are nice, pay rent on time, and don't give you a headache I would just return the full deposit.

It is also really hard to define how much they would owe you since you accepted the condition of the property on the day of close. Did you take pictures during the final walkthrough? Was anything majorly damaged from that point on?

Max Ferguson · Answer

That is a bit excessive. Definitely deduct cost to repair drywall/door, junk removal and however much you see fit for cleaning. As already stated above, document everything just in case but I don't see how they could expect the full deposit back, if any. Itemize everything out for them if necessary. Good luck, let us know how it goes!

Arron Achey · Answer

Just did my walk through and they did not leave the space how I would have left it, not even close. 2-3 large holes which they apologized about, a broken door they apologized about, and really no cleaning at all that I could notice other than most of their belongings were removed. I'm willing to eat a little bit of this but seems excessive?

Arron Achey · Answer

Hey Max just following up after actually going through my final walkthrough. Despite the tenants noting they were going to clean the carpets and clear everything out they left by not even vacuuming the carpets, definitely didn't clean the carpets, left the fridge/freezer full, kids clothing and toys all over the place, and their bed and bed frame (king) still in the room since the screws were stripped and they couldn't take it apart.

They only provided 1 of 3 keys as lease states they had, 2 fist size holes in the walls, which the tenant actually emailed me about and apologized, along with a door they tried to put back on the hinges to their bedroom but was broken by their child in doing so which they also emailed me about and apologized.

They were very accommodating as I took over ownership and were on time with the one rent payment they had so I wanted to let things be, but these things seem a little much to me. Am I a little off base with this assumption? Again this is my first rodeo so nothing to compare things to.

Eliott Elias · Answer

Know your tenant/landlord local laws, you can ask for all the repairs. But if tenant does not want to make them and makes it difficult for you, you are going to have to show proof.

Arron Achey · Answer

This is my first rodeo seeing what normal wear and tear may look like. Appreciate your input, the more pictures the better just makes to much sense but didn't think to take prior to me cleaning up. Thanks!

Nathan Gesner · Answer

it's hard to know what to do with the current renters without seeing evidence of the current condition.

You have a phone with a camera and can take (almost) unlimited pictures. Before renting it again, clean the place up and then take pictures of everything. Every wall, ceiling, floor, appliances inside and out, front and back of all doors, windows, screens, window treatments, lawn from every angle, siding, garage door open and closed, garage floor, driveway, mail box, etc. On a typical 3bed/2bath I might take 200 photos to document the condition. When the Tenant moves out, do the same thing and compare the two to see what is "ordinary wear and tear" and what is chargeable damage.

First Tenant Move Out...No check in/inspection list?

Most Popular Reply