Repairs using tenant security deposit

[Cameron Marmon]

Hi - I successfully completed my first year as a landlord. Overall, things went well and the tenant left the property in good shape. However, there were a few repairs I needed to make. 

I'd like yalls opinion on how or if you would charge for these repairs. 

Also, can I charge a reasonable rate for my time to make some of these repairs since I did so myself (i.e. fixing the wall, touch up paint, cleaning the carpets, etc.)?

Repairs:

- I had to get the front door re-stained to fill a nail hole and cover dog scratch marks. The door was showing very minor signs of wear at the bottom corner, but did not need to be re-stained. Her dog ultimately ruined the finish to the point it had to be re-stained, not to mention the nail she put through the metal front door.

- Had to clean up a few stains on the carpet (NOT normal wear and tear) , which required me to buy stain remover 

- Had to have a DirectTV satellite removed from the roof. The satellite was not required to have cable at the property. There are other affordable providers available.

- Had to fill and repaint a decent sized wall gouge that was put there when moving her dresser down stairs. That required me to buy wall putty and repaint.

- Had to do a lot of paint touch up in the stair well area. Im assuming from moving stuff upstairs/down stairs. Not something I would consider normal wear and tear given how marked up everything was.  

I appreciate your thoughts and opinions!

[JD Martin]

1. Did you go over all of these issues before the tenant moved out or after? Usually you provide some mechanism to give them the opportunity to correct deficiencies before they move out through some kind of check-out inspection. 

2. I doubt I'd charge for the wall scuffs and even the gouge. I would definitely charge for dog damage on the front door and repairing where the satellite dish was located on the roof (this should be in your lease, no satellite dishes on the roof). Carpet stains are on the bubble. If you didn't point them out before they moved, unless they were hidden under furniture I would pass. If they were disguised, or happened after the final inspection, then yes I would charge for having it done. 

3. Caveat: if you are doing this work yourself, don't charge for anything more than the materials unless your state allows you to get paid for your own labor at your own self-made hourly rates. That's a good way to have to pay up to the tenant in court later. Most of the time if you are going to charge the tenant out of the deposit, it's best to have someone else do the work and invoice you. Then you avoid the "he said/she said" scenario in which you are paying yourself without proof of what the job actually cost.