Pet smell in carpet - use security deposit to install hard flooring?

[Brian C.]

This is sort of a 2 part question.  I have some ideas for solutions but I hope some more experienced landlords can tell me if I'm on the right track or not.

First, a tenant who just moved out of my property has left the carpet smelling like cat urine.  In my opinion the floor needs to be replaced but what if he argues that it doesn't?  I'm not sure how to prove it stinks.  I can't take pictures of stink.  Would you save a piece of the stinky carpet?

Second, I would prefer to replace the carpet with hard floor that will hold up better.  I'm sure it's not fair to deduct the "upgraded" flooring cost from the tenant's security deposit.  Would you get a quote for the carpet replacement and use that number in the itemization?