Security Deposit- do it myself repairs

[Carrie Westover]

Hi-

First time tenant turnover for this landlord . . . would like some feedback on security deposit use questions.

We have a lease rider attached with costs spelled out for certain things that need repaired, replaced, or cleaned. In addition, I gave tenant a move-out checklist that was very thorough and included damages that I already knew about. Some of the things he did, others he did not.

As I am itemizing it all out, I am coming up with nearly double his deposit. However, some of the things my husband and I will be fixing ourselves. So our actual out of pocket cost will be parts only. However I think it is reasonable to charge for our time as well, seeing as if we didn't do the repairs, a repairman would charge us for labor. How to document this? As a general question- can you charge for damage without actually fixing it? ie a fee for carpet damage but not replace carpet right now?

Here is a rundown of what I am charging. I would appreciate any input regarding these items:

1) Missing blinds $50 ea

2) Holes busted in doors $200 ea (there are 2 with holes . . . one of them already had one hole in it prior to tenant move-in but he has put additional holes in it)

3) Carpet cleaning. Lease requires tenant to have carpets professionally cleaned which he did and provided me the receipt. However, there were 6 quite noticeable red spots (not to mention the blue spots) still left in the carpet. I had those spot cleaned and they cleaned up nicely. Can I charge for this? In addition there is a sizeable chunk of carpet torn out of one of the stairs. Is this normal wear? Carpet is 6-7 years old.

4) holes in walls: lease rider itemizes this at $75. Tenant did a poor job of patching and painting 2 holes in living room. Upon inspection I found another in living room, one in bathroom, and several small ones in a bedroom. I am waffling between charging $75 once or twice for this damage (that would include patching and painting)

5) Trash removal- tenant left an overflowing city can full of trash plus extra that wouldn't fit in can, including broken window glass. Per rider this is $100

6) two bedroom closet doors were off their track, one with a broken roller.

7) broken sprinkler heads $85 for my service to repair

8) leak in the sink faucet sprayer. Must have been leaking because there was water damage in the cupboard bottom.

9) Kitchen cabinets- one broken hinge. several spots where the refinish (it is like a wrap) was chipped out, another where it is all coming off of door due to baby lock that was rubbing against it. Not sure how to charge for this. Cost of full refinish?

Wow, this is getting long. I appreciate any comments! 

Thanks,

Carrie Westover

[Jon Holdman]

I never charge for my own time.  That's not likely to hold up in court.  But it may depend on your state.

Cheap blinds are maybe $10, and five minutes to install if you buy the same kind as was there before.  Charge for the actual cost.

If the doors were already damaged, I don't see how you can charge anything to replace them.

Charging anything for six year old carpets would be thrown out here. Anything older than three years and judges consider you've gotten your money's worth.  Even the IRS says they only last five years.  If you're going to have carpets in your rentals, just budget for replacing them on your own dime not more than five years apart.

Charge for the actual costs of wall repairs and repainting.

Charge for the actual cost of trash removal.

Charge for the actual costs of repairs to the closet doors.

Charge for to the costs of sprinkler repairs

Charge for the costs to repair faucet, assuming it was in good condition before they moved in.  Same for the cabinet.

Actual costs to repair cabinets.  Is the finish perfect other than the items you mention?  Or, are these just more bad spots on top of what was already there?