Walk Through Reveals Damage - How to collect for damages

[Jessica Vollendorf]

I'm relatively new to being a landlord and need some advice. Here's the situation. The tenants have lived there for a year and have paid a security deposit. The tenants plan to renew and sign another year lease. 

I am scheduling a yearly walk through. When I do the walk-through, what do I do if I find damages to the property? 

Do I charge them for the damages at that moment and fix it? Or do I take money from their security deposit to fix it? I am nervous to take the money from the security deposit and not have them replenish the security deposit in the case that they damage more things in the next year and then I am left with a smaller security deposit that may not cover more damages the following year.

If I charge them for the damages at the moment that I see the damage, how long do they have to pay for the damages?

Also, when I do the walk through, is it best to do the walk through with them? Should I call out the damaged items during the walk through? Or should I follow up with a report (that would give me time to research if the damaged items can legally be charged for)?

And one last question...my tenants have a dog. They have given me a non-refundable pet deposit. I noticed that trim near the door is damaged. I am assuming that it is from the dog. Can the cost to fix this trim be covered under their main security deposit (not their pet deposit)? Is this damage that I should call out to them during the walk through, but wait to fix it until whenever they decide to permanently move out? If the dog did cause it, I'm sure it will happen again.

Thank you in advance for any helpful advice!