What to take out of the security deposit? (If anything)

[Joe Conklin]

This is my first turn-over and I just inspected my rental unit where my tenant recently left.  I see that there is some damage but unsure what to charge my tenant.  I'm meeting with a contractor this week to get an estimate.  Are any of the following items below able to be taken from my tenants security deposit?

- Screen is ripped on screen door to the patio
- Young child painted the wall of the bedroom.
- Carpets in all bedrooms have to be replaced due to stains.  In my lease I have tenant is responsible for floors but don't know if replacing carpets in the rental is something that should be deducted.
- All walls, trim, and doors have to be painted due to marks etc.  Ceiling needs touch-up paint

My goal is to do what is fair, not automatically take their deposit because the cost of fixing the property will exceed the cost of the repairs.

1. What do I take out of the tenants security deposit?

2. How do I present it to the tenant?  For example, do I have the contractor itemize every repair item and give them a copy?

Any tips to save on cost or advice would be helpful since this is my first turn-over.