Tenant left with 4 months left on lease and $2k+ cat urine damage

[Todd Williams]

Whew this has been an interesting week. Not too long ago I was trying to fill a room in a home, this caused said tenant to demand a negative coronavirus test (impossible). The new move in had agreed to self-quarantine, we had masks, gloves, wipes, and would also be given a private mini-fridge. In the end they moved out with 0 day notice before the other new tenant arrived and left 90% of their belongings. I have now restricted the rental to just one person for the foreseeable future.

INFO: 4 months left on the lease and almost all of one floor turned out to be sprayed and urine contaminated. I've gotten a carpet cleaning quote with no guarantees for over $600 and a carpet replacement quote of the main affected areas for $2200+ (I will depreciate this to 50% due to age). This doesn't include the disposal/trash fees of all of their left behind stuff either.

What do I do here? I have “Tenants are responsible for any damage caused by pets” in my lease, and also "Tenant will be liable for the balance of the rent for the remainder of the term." I'm not out to gouge the person since I know everyone is going through hard times, but I do want appropriate damage to be covered (and I had to fly out in this whole mess and stick my nose in cat pee). I have plenty of pictures and text message history and used a blacklight to see the stains.

Send certified mail with the deposit itemization + demand for compensation? Then try to settle out of court for half? Is there income loss because I cannot rent out the 2 rooms until it is fixed? I don't even care about the lost rent income, I know people need to be with family, but I do need my carpet replaced (and maybe subfloor)?

Many thanks in advance for any direction.