Property Management and accountability for tenant damage

[Rob Gribben]

I've got a rental in Kansas City, MO.  Tenants just moved out, and there was about $8,500 worth of damage to the property (floors, paint, exterminator, new stove needed).  Not only that, tenants left and were not paying utilities, so gas had been cutoff to the property.  I'm really lucky there were no frozen pipes, and water damage as a result of that.  I'm obviously going to work with the management company and file a claim against the tenants.  I'm dismayed with the condition of the property and the fact that it was allowed to get that bad.  That kind of cost at tenant turnover just kills your profit margin.  What would you do to try to ensure that the PM company is more pro-active in preventing damage to that extent in the future.  I'm not going to disclose the name of the PM company, not here to bash them, but looking for some advice from others who use PM services.  I have 4 rentals, 3 of which i manage myself.  I've never had damage/turnover costs to the extent i have at this property.