Outgoing Tenant Issue

[Chris Bruni]

Looking for a bit of advice here so, please, let me have it! 

Background:  I have a very nice, older duplex that is in a great neighborhood and has lots of charm and character - plus it's in very good condition.  A couple years ago I placed a tenant in there who I had rented to previously and had known prior to that experience.  This past summer when her lease was up we renewed under the pretense that she was shopping for a house and, if found, might need to vacate before the end of the term.  There is huge market demand in my area and I do not have any issues finding good tenants.

The issue came with her move out and the dates.  She kept me informed early on that she had an accepted offer.  Notified me that her closing was mid-December.  Also stated that she might not be out before Christmas.  I had told her that was fine as she had paid for all of December anyway.  Being out by 1/1 would be great.  As the dates got closer she indicated that she would not be out by 1/1.  I gave her til 1/3.  I had painters and new carpet coming those first 2 weeks of January and the house needed to be empty.  Also, I had a new tenant already lined up for 1/15.

She proceeded to waste time.  Most of her items were out by 1/3.  But it took her until 1/9 to complete be out of the house and the garage was still full of her items.  I continued to press her and finally informed her that any items still there on 1/14 would go in the trash.

On 1/14 she did get all of her items.

Now the fight is over the security deposit.  I notified her in writing of my withholds.  Because of all the work being done inside I did not hit her for not cleaning.  I also discounted the typical items like missing batteries and light bulbs.  I did inform her that I could withhold half of the deposit because she did not vacate the space.  But even there I discounted to only account for the first 9 days and kept about 1/3 of the deposit. 

She thinks she should get everything back and that I am now the devil.  All told she got $750 of an $1,100 deposit.

My ask of the community:   What would you do?  Should she get more back?