Landlords: I need your advice

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Hello all!
So, I've been in this landlord game quite some time now, and my second largest business expense is mildew abatement.

Let me explain.

Most of my properties are in Monterey County, where we get a lot of humidity.  The weather is cool and temperate.

I have found that just about all of my rental properties have mildew issues.

I have installed vents in all rooms to promote air circulation.  I have also installed exhaust fans in each bathroom.

Every year, I have a handyman do an inspection, and we almost always find mildew.  Once mildew is found, we schedule a time to go out, kill the mildew with a bleach solution, then repaint it with mildew resistant paint.

I have tried to pass down this expense to my tenants, because after all, the damage is caused by their negligence.  An addendum is added to their lease that explains the cause of mildew and what can be done to stop mildew from growing.  Tenants ignore this addendum.

I have charged tenants for the mildew in the past.  Once I filed for an unlawful detainer, it's never held up in court.  I've actually lost an eviction proceeding because I charged the tenant for mildew abatement.

So BP, what do you suggest?  This problem is widespread.  Tell me what your thoughts are.  I estimate that this problems costs me $400 per unit per year.

[Dawn Anastasi]

If it's $400/year per property, why not deal with it and raise the rent $35/month to cover the cost?