Seeking Advice on Move-out Charges to Tenant

[Warren Lance Barber]

North Carolina

I just had a tenant move out. This tenant was in my home for 13.5 years. Paid rent on time. Took pretty good care of the place. I would appreciate some input regarding assessment of expenses so I can make sure my reasoning is okay.

1. Genuine oak hardwood floors were newly sanded/refinished less than a month before tenant moved in. She damaged specific areas through to wood will require sanding and blending at an estimated cost of $450 (per flooring company). Overall recoat to house to rid other gouges/scratches and bring uniformity at an extra cost, but thinking I should deem that wear-and-tear.

2. Tenant completely clogged main sewage drain last December (2022). Due to urgency as the entire house had no drainage, I took care of it immediately. Rooter service wrote nothing wrong with my sewer lines, and he removed (his words) 50+ "flushable wipes" via the cleanout. Had to make three additional trips in subsequent weeks @ $375 each, not charging me for final trip in January 2023. I'm out $750.  I did not indicate to tenant I would cover this, but I failed to bill. Should I charge the tenant, or has too much time passed?

3. Tenant replaced all of my blinds with bamboo roll-up blinds that provide zero privacy. Did not have approval and cannot tell me what she did with mine. I'm looking at about $400 in materials to replace. Charge her?

4. Tenant gave 27 days notice, where lease requires 60. Charge her the month and few days rent due, or let it go?  

I appreciate any input on what to charge and what to let go. There are plenty of things I'm waiving because of the longevity of this tenant, but I also don't want to nickel-and-dime myself. I'm thinking about keeping the security deposit for rent and letting everything else go.   Security deposit only covers one month's rent.

Thank you,

wlb

[Kevin Sobilo]

@Warren Lance Barber, my opinion is:

1. Normal wear and tear.

2. Bill at the time or waive charging them. So, I would waive in this case.

3. This is a legit charge.

4. This is a legit charge.

I would discuss with the tenant and explain what the legit charges and how they exceed the 1 months security deposit on file but given their length of tenancy etc that you will settle for retaining the security deposit. I would get them to sign off on this during a final walk thru if possible.

If they refuse to sign off on it, I would charge them for everything I'm entitled to, retain the deposit and send them the itemized total as per my state's laws. I may or may not follow-up to sue for the remainder. With a decent tenant like this, likely not. The reason to put ALL items on the itemized total is in case they decide to take you to court to try to get their deposit back.