what would you charge a tenant for these issues?

Question

had some tenants move out after a 7 month lease on a brand new condo.

they are shocked that i would consider not giving the full deposit back.  claims this is normal wear and tear.

i'd like to hear your opinions on what you'd do and how much you'd charge.

there was a lot of dog hair on the carpets.  plus dirt stains.  vaccumed a dozen times and hired steam cleaner.

this is how much dog hair came up from putting a piece of tape on the carpet.

dog hair floating around, especially under aplliances and utility room.

stove was filthy, and oily film above on microwave and cabinets.

permanent oil stains in cabinet

vinyl floors were filthy

damage to appliance.  burn marks in microwave.  dent/crack on fridge bottom.

and they put up a temperary fence for their dog, which destroyed the new grass.

Nathan Gesner · Answer

1. Your lease should require a mandatory, professional carpet cleaning and deodorizing any time you allow pets. Do not allow them to use home cleaning machines or even the rentals. They must provide receipt of cleaning upon move-out.

2. Definitely charge for cleaning the oven (less than 30 minutes of work)

3. Oil stain in the cabinet is pointless to argue over. It's still 100% functional.

4. Burn mark in microwave is not an issue. Dent could be an issue but it doesn't affect the function and so it's essentially a minor cosmetic issue not worth dabbling over.

5. That yard is destroyed and they should be charged the full cost of new sod or (possibly cheaper) having it professionally repaired.

Note: most courts will not allow charges from the owner. If you intend to clean/repair using funds from the deposit, you should hire a professional to handle it and provide invoices. If you charge the tenant for all these things and the tenant decides to sue, you may lose because you did the work yourself.

I'm also going to guess you did not do inspections on this property. If you caught this yard six months in, you could have forced the Tenant to repair it then instead of waiting for all these issues to build up on move-out.

Account Closed · Answer

Most of it just requires a deep clean by a professional company and it will be fine.

The microwave and fridge damage unless it is causing functional issues I’d charge minimal if anything.

The big thing is the grass in my opinion.  I’d be re-sodding and sending them a bill for it.  Not sure what it costs in Chicago but that would run me several thousand where I live.

Live and learn. Quarterly inspections help a lot.  Like you could of billed them for the sod damage beforehand.  And demanded they removed the fence unless your lease allows for that type of thing.

Federico Gutierrez · Answer

All I see there is a lot of time spent in cleaning. You need to call in a carpet cleaner, and a deep clean of the entire condo and the appliances.

Gregory DeRosso · Answer

@George V.

Collusion.... had to throw that in.  I don't know it works where you are,  but get multiple estimates first, and if you can differentiate the business work and bill appropriately you might still be iffy, at least from what I hear l, here in New York. Somewhat like how the cliche goes, know it will look like you used Peter's money to pay Paul.

Tracy Minick · Answer

I would certainly charge for a deep clean to return the unit to the level of cleanliness that the home was delivered in. I would suggest that they are responsible for returning the yard to the original condition.

Colleen F. · Answer

IMHO you can substantiate charging for: cleaning,  stain removal on carpet, restoring the yard.  (if you have before and after pictures that would be a plus if it is questioned). Appliance dings no,  but if you had broken refrigerator parts you actually replace/repair you could bill.   Here we can't bill for owner time. If you are a contractor pay your subs and get a bill. You charge what you pay.  It is a bit more painful to see the wear and tear after 7 months then if they stayed years.

Lynn McGeein · Answer

Some states allow the owner to charge for their time, but many do not.  And courts are usually lenient on what qualifies as "normal wear and  tear."  You can usually find out online what your particular state/locality allows.  Even if you state "same condition," the "normal wear and  tear excepted" in most landlord/tenant laws will override that.

As for the microwave and fridge, if they can be repaired, repair and charge the tenant as those may not be normal wear and tear.   If they cannot be repaired, have a repairman state that on an invoice as backup before charging them for new.  I provided washable clear plastic cabinet liners when we installed new cabinetry in one unit, and specify in the lease that removable, washable liners have been provided, cabinet damage is not considered "normal wear and tear," and that they agree to leave cleaned plastic liners or similar replacement at turnover.  After 3 turnovers in 4 years with one unit, it's still working well.  As for grass, tenants never take care of backyard grass, especially those with a dog, so even if you charge them for new sod, you'll have to figure out how to keep it watered moving forward.  We've aerated and seeded in fall if tenant agrees to water, but that hasn't worked out well.  We have fenced backyards, so neighbors and HOA don't really get involved.

George V. · Answer

Lease states tenants agree to leave the place in the same condition they found it. It was new at move in. And I am the contractor. I built the place. So unless I'm missing something, why can't I bill for my time?

Theresa Harris · Answer

I agree with Nathan that you need to charge them for the cleaning and the damage to the yard.  Two places where I have rentals, the move out list provided by the province states that the carpets must be professionally cleaned.  If the tenants question, the back yard is not normal wear and tear (a few bare patches, yes; a destroyed lawn definitely not) and the house was not cleaned.  Getting a cleaning company to do it will be easier.

what would you charge a tenant for these issues?

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