Rental Property Investor · Omaha, NE · Member since 2013 · 51 posts · 159 votes
I am a couple weeks away from placing a new tenant in my first rental property. The tenant that is leaving has kept the place reasonably clean throughout their stay. I'm going to have the carpets cleaned for the new tenant - do landlords normally deduct the cost of cleaning the carpets from the security deposit? (This property is in Nebraska)
Love baking that into my lease that it will be paid for by tenant within 7 days of move out or will be deducted from their damage deposit for leases here forward.
Love baking that into my lease that it will be paid for by tenant within 7 days of move out or will be deducted from their damage deposit for leases here forward.
If it wasn't in the lease for the tenant to do then no you can't take it out of there security deposit. This is now at the landlord's expense. If you want future tenants to do this then it must be added to the lease as a separate line item. You will want them to provide a receipt for this. The "Condition of Property Assessment" part in your lease is where you list the fees to charge during / after the lease period for damage that occurs or deducted from the security deposit after the tenant is out.
It doesn't have to be in your lease to require it. The tenant has to return the property to the landlord in the same condition they received the property in. If the carpets were newly shampooed when they moved in then they need to shampoo them when they move out. We require all tenants to shampoo carpets before move out and provide a receipt showing that they actually did it.
We note the condition of the carpets on the move in inspection sheet. Now if this was an inherited tenant, you may not have such a sheet. You can tell the tenant it's a requirement and see if they try to call your bluff.
I don't charge for ordinary cleaning - its part of my job as landlord. I expect the tenants to remove their belongings, wipe down surfaces, and vacuum.
I also stay away from using carpets because they are labor intensive. I prefer hardwood and tile depending on the room.
Stains or excessive grease/grime is another matter.
Carpets have a limited life, and security deposit law in MA is tricky at best, so we don't usually charge for carpet items unless they were brand new when they moved in and completely destroyed when they move out. Our lease does state they are to keep them clean, mop up spills, and use the cleaner we provide under the sink specifically for carpet or they can be charged.
This week, however, we are removing our second to last carpet and going with vinyl plank.
As for other security deposit items we specifically list what we charge for various common damage items and require they initial their understanding at move in. Replace door - $xx.xx; Repair broken window - $xx.xx; Replace smoke detectors - $xx.xx etc. for about 20 items. Anything else would be listed as "Contractor Quote" based on the move out inspection.
My list has held up in court as recently as last month.