Settlement charges and repairs

[Matt Harris]

hi 

Curious how other landlords deal with security deposits and repairs. Example would be say tenant breaks a window in winter that's an emergency repair that can't be waited on til move out where a deduction would be made but also security deposit shouldn't be used for the repair if tenant is still living there or at move out you will realize you have no deposit to cover lost rent late charges or damages and cleaning fees if deposit was billed for prior damages. So my question is do you just bill the tenant for repair is there a settlement charge or list of general repair fees you provide tenant at move in to be aware of charges? Do you bill 30 days from service or what's the time frame or fees if fixing yourself from tenant caused damages not wear and tear or maintenance I'm talking clogged sinks/tiolet or broken doors/windows. I would like a general repair fees form to give at move in after inspection so if I make such repairs they know the cost ahead of time and once fixed their billed in a certain time frame? Any suggestions or forms others would share or charts of fees as it cost me time and money for repairs.also what if tenant doesn't pay for repair or bill do you evict? Im in new york so fees would need to be familar with our material and labor cost but any help with general forms or ideas is apprrciated or where to search for such. Thanks