Security Deposit: deduct equipment used for repair?

[Cliff H.]

Landlords: can/have you deducted the cost of equipment used to repair your apartments from security deposits? I know that in general materials used to repair a rental like cleaning supplies, plaster, etc can be deducted, as well as labor of licensed contractors, but in this case of a landlord doing work themselves it is unclear where the line exists for equipment needed to do handle the repairs/ cleaning itself falls. Ex: if I buy a sander to address stains from tenants on a wood floor can I deduct the cost of belt sander from the deposit? Obviously the life of the sander goes beyond the single job but at the same point the job could not be conducted without it. Thought/ experiences?

[Kelly N.]

If a contractor needed to buy a new tool to do a job for you, would you think it was fair if he billed you for it?

Buy the sander, charge for the time it takes you to do the work required.  You can write the sander off as a work related expense on your taxes, but it is not the tenant's responsibility to equip you to make repairs.