How clean is clean?

Question

Thomas S. · Answer

Hire a cleaning company and deduct the cost from their deposit. If you do the cleaning yourself you will not be allowed to deduct any cost from the deposit.

Best in the future to have a no pet policy and keep in mind this is no longer a personal home it is now a rental property. No personal attachments in business.

Kathleen Leary · Answer

I take photos of every surface in every room, prior to move-in, plus close-ups of things that might not be obvious in a larger picture (insides of cabinets, appliances, closets, tile, etc.). I also do the exterior, to document screens, siding, porch railings, steps, yard, etc.

I also document things that are wrong: that either means they get fixed or that those things are existing & not to be deducted from the security deposit.

The photos are available to the tenant at move-in on a CD or flash drive (we also do the required walk-through); I also encourage them to take their own.

Any damage is similarly documented at move-out, plus there's a walk-through with the tenant.

Yes, it takes extra time. However, the tenant knows there's complete documentation of the existing condition (which can certainly be to their benefit) & that it's expected the property be returned in the same. Of course I allow for normal wear & tear, but it's important to establish expectations (in writing, too!) before money changes hands.

I have had one tenant leave the place trashed (mercifully, there was not much structural damage!) who then threatened to sue me for the entire security deposit; I had detailed "before & after" documentation & they had nothing. After consulting legal counsel, they realized they did not have a leg to stand on.

CYA!

Gail K. · Answer

I agree with David.  "Broom clean" is the standard; sounds like these folks never learned what a broom is.   Dirt, burnt food, cat/dog hair, dirty toilets are damages, not normal wear and tear.  Take a ton of pictures (if there is carpet and dog or cat smell it's always useful to cut out a small piece and save in a baggie should this end up in court; opening a sealed bag to prove a point will sometimes clear the courtroom) and then hire a professional group to clean.  Keep the receipt from them and take the cost out of the security deposit.

Understand that those with pets are often unaware of the hair/odors they leave behind so evidence to justify this is very useful.

Gail

P.S. May I also suggest monitoring the flea situation in this rental property too.

David Faulkner · Answer

Broom swept is the typical standard of cleanliness, which it does not sound like they did, but honestly if they left it in working order but just dirty, then that is not too bad. If you do hire a cleaning crew, keep the invoice for your records. You may not be able to charge the former tenants, unless you can prove that you spent money to have it professionally cleaned BEFORE they moved in, but this invoice is your proof of that for the next tenants if this happens again. Laws and burden of proof for this stuff vary, but this would be how you may need to prove it. Take before and after pictures with a date on them too. If you do decide to try to back charge the tenants out of their deposit, then include an itemized list of what you are deducting from their deposit and why ... I'd include the photos and invoice(s) too.

Kathy Johnson · Answer

Keep only the amount that it takes to return it to the level of cleanliness it was rented out at.  Check to see if your state allows you to charge for the hours spent.  If not, you can either hire a cleaner and deduct their bill from the deposit, or charge only for supplies you have to purchase to do the cleaning.

John Morgan · Answer

@Matt F.

Yep, I’d keep it all. These trashy people probably don’t expect it back anyway.

Calvin Baughman · Answer

It can be disheartening to find your rental property in such a state after tenants move out. When it comes to assessing the cleanliness and potential deductions from the security deposit, it's important to follow a fair and consistent approach.

• Review the Lease Agreement: Start by reviewing your lease agreement. It should outline the expectations for the property's condition upon move-out. Most leases require tenants to return the property in a clean and well-maintained state.

• Document the Condition: Before tenants move in, it's a good practice to document the property's condition through photos and a move-in checklist. This will serve as a reference point when tenants move out.

• Deductions from Security Deposit: If the property is excessively dirty and not in the same condition as when the tenants moved in, you may have grounds to deduct from their security deposit to cover cleaning expenses. However, it's important to differentiate between regular wear and tear (which cannot be deducted) and tenant-caused damage or neglect (which can be).

• Itemized Statement: If you decide to make deductions, be sure to provide tenants with an itemized statement detailing the cleaning costs and any other deductions, along with any remaining portion of the security deposit.

• Legal Regulations: Familiarize yourself with local landlord-tenant laws, as they can vary. Some states may have specific rules about security deposits, deductions, and the timeline for returning the deposit.

• Communication: It's a good idea to communicate with the tenants regarding the condition of the property and the deductions. Sometimes, tenants might not be aware of the expectations, and discussing the issue may help avoid disputes.

As a landlord, you should aim for a fair and impartial assessment of the property's condition. Personal attachment to the property should not influence your judgment. Deductions should be based on the lease agreement and the property's documented condition, ensuring a consistent and transparent process for all tenants.

Ryan Murdock · Answer

I don't feel "broom clean" is sufficient. I have all of my units (even the lower end ones) professionally cleaned prior to renting and expect them in that condition when the tenant moves out. Anything less than that and the cleaners come back in and make it right which is then deducted from the security deposit.

I take detailed pics prior to occupancy and again at move out so there is little room for argument if the tenant tries to dispute the charges. Appliances need to be spotless inside and out, floors not only swept but also mopped, rugs cleaned, all bathroom fixtures sparkling, cabinets and drawers free of crumbs etc etc.

Aside from what is stated in the lease and the move-in inspection report, when a tenant gives notice I always remind them how clean the unit is expected to be when they move out. Tenants consistently underestimate the cost of professional cleaning and I try and make it very clear that it is much cheaper for them to do it themselves than for me to have to pay someone to clean up after them.

If you have a fairly consistent standard it makes it easier to manage and enforce.

Matt F. · Answer

wow- thank you all for the great tips and suggestions - this bring my first rental, first set of tenants - its all been a lot of learning.  Outside of the just general lack of cleanliness, like i said there was no real damage to the property other than the area rug and pad from the basement- so i am thankful for that.

i am under a tight turnaround on this one so i did the bulk of the cleaning myself the last 2 days. soon as i got the carpet and pad out of the basement, the smell was gone. it was unreal how much dander was caught between the carpet and the pad. Going forward, i think i am going to have a no pet policy.

i am quickly getting over personal attachment to the property - its our investment now, no one will take care of it the way my wife and i did while we lived there, and i really shouldn't expect it any other way.

How clean is clean?

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