Burn on kitchen counter, how to repair?

Question

Hello All,

My first tenant moved out this week and upon final inspection of my house there is a burn on my kitchen counter top.  See pics.  Any suggestion on how to repair this?  Or is replacing the counter top the only way to resolve this issue?  If I have to replace the total counter space is fairly large and I am considering cost.

Thanks,

Craig

Thomas S. · Answer

Your tenant is responsible for the damage, it is not normal ware and tear. Replace the counter top and deduct the cost from the tenants deposit.

Account Closed · Answer

Call the company that made the counter.  I think they can fix it where it will look perfect again.  They can also give you something saying what caused it.

Johann Jells · Answer

Can't say it enough, granite 12x12 tile counters for rentals. Can't burn, and if a tenant manages to chip it (I have 5 counters for a total of maybe 30 counter/years with no chips) you can pop out the tile and drop in a a new one.

Lynn McGeein · Answer

Check with any local builder discount supply near you as ours has dirt cheap sections of countertops.  We've learned to cut them ourselves fairly well, even cutting out for the sink, and they usually have the end trim pieces as well (although I did actually paint the end of one once to match using paint samples when we couldn't find the proper trim to cover it).  We have replaced with coordinating if we can't find exact, and it works well in certain instances.

Be careful charging for all new counters even if you have receipts as not sure how well that holds up if the tenant challenges you, especially if they weren't new. We had a tenant burn a hole in the vinyl flooring, and I wanted to replace it and charge the tenant, but I was told that I could not charge tenant for new flooring even though damage was not normal wear and tear, because while it was in great shape until they  burned it, it was over 8 years old so even a small portion would be hard to collect if challenged.  We just filled it with caulk and rented the unit out again.

Thomas S. · Answer

If you can not replace just the damaged section then you replace it all and deduct the entire amount from their deposit.

Keep all your receipts in the event they fight you on the costs.

Is the burn in a location where you could inlay tile or one of those glass hot pad things into the counter top. If you have a router and handy man skills it is simple enough to do.

Craigx Dies · Answer

As you can see by the picture of my kitchen above I have many sections of counter top.  If I decide to replace the counter top and can't find a matching pattern am I allowed to charge to replace all counters or just the affected counter section.  If I can only replace the affected counter any suggestions on how to match or limit the mismatched counter from the remaining counters.

Craigx Dies · Answer

Thank you everyone for your input.  As a new landlord what an awesome resource the Bigger Pockets community has become.  I appreciate the ability to be able to take advantage of the years of experience represented within the community.

Thanks again,  Craig

Todd Plambeck · Answer

Is it a surface burn or does it go down to the wood?  Try brushing it with toothpaste or fine grit sandpaper if it's not too bad.  If not, find a laminate counter top installer and it can most likely be repaired by patching or laying new Formica over the existing piece.

Rip Rittell · Answer

An easy way to patch it for the meantime would be to go to Home Depot or Lowes and get a sample of the countertop (9.95) bring it there and cut a hole out on the countertop just slightly bigger than the burn and do the same on the sample. Glue the cut sample piece in and put a little 2 part epoxy on it and it should be good to go for another tenant or two.

Natalie Kolodij · Answer

I would sand it down a little and paint match it as best you can.

My current house (that I rent) this happened with the previous tenant and the landlord laid a decorative tile "hot plate" over it rather than replacing the whole counter.

It kind of looks stupid but I will admit, I use it all the damn time.

Burn on kitchen counter, how to repair?

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