Cleaning Charges & Paint

Sofiya Cherni · 2020-12-04T13:13:24-08:00

Do you hire someone to clean your properties and then bill the tenant or do you write if off as an expense? My state says property must be left in "broom clean" condition which does not equate to clean. I sent a list of what needs to be cleaned (by room) and common deposit deductions so that they're aware of how much things cost if they don't clean well themselves. Can you clean yourself and bill the tenant or write off as expense? I have 3 years of cleaning experience but I'm thinking of paying someone to do it depending on the cost. What should I expect to pay for a 1400 square foot home? Can you bill the tenant to clean the stove that is encrusted with food/oil everywhere? What if ceiling fans have an inch of dust on them? The last time I saw the kitchen there were oil or food stains all over the walls. It would probably need cleaning and repainting, can that be billed to the tenant? The walls are scuffed badly all over the place, not just a scuff here or there so I'm not sure if I can charge them for repainting. One wall has a hole in it from a door knob because they do everything with brute force, can I charge them to fix and repaint that whole wall if they don't fix it themselves? There's some ceiling water damage that will eat up most of their deposit as I only collected half months rent.

Bjorn AhlbladPro Member

Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes

5y

@Sofiya Cherni we do a prior to move in video with the tenant to see the property condition at that time. Then we do a move out video when their stuff is out but they are present if possible. That pretty much resolves any potential dispute.

You can clean yourself and write it off but don't go overboard. A 1400 sq ft home is likely 300 dollars.

Repainting can be billed but it has to be abuse and not normal wear and tear. Water damage if the tenant's fault you can charge them.

You can easily chew up a whole deposit if the tenant has been at all rough with the property.

I would suggest get a deposit equal to a month's rent going forward.

Most places require that the tenant get an itemized summary and the balance of their deposit within 14 days.

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Esperita Lopez

Real Estate Agent · Enterprise, AL · Member since 2020 · 6 posts · 3 votes

5y

Hello Sofiya,

Personally, I think it all depends on how you moved the Tenant in. If you presented some sort of cleaning list requirement upon moving in and moving out, of what your standards are and how you would like your property, then the responsibility should fall back on the Tenant. I would say deduct it out of their security deposit or send them a final security deposit breakdown. If that was never presented to them, they may say that they are not responsible for that cleaning or they may be reasonable with you and take responsibility. Communication is key, especially with Tenant's because 9 times out of 10 they do not want to take responsibility for their discrepancies unless it's laid out for them and you have some sort of proof.

Best thing, I recommend is before any Tenant moves in take before pictures and after they move out take after pictures. For a 1400 square foot house, if its a full clean it can be anywhere from $300 - $500 depending on how severe. You may be able to save on cost providing a list on what all needs to be done if its not a full clean. It could be something like a spruce up. Which a lot of cleaning companies will charge anywhere from $100 - $200 for that. I hope this helps. Best of luck!

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Nathan GesnerBusiness Member

Moderator

Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

5y

Originally posted by @Sofiya Cherni:

My state says property must be left in "broom clean" condition which does not equate to clean.

Sofiya, the term "broom clean" is not a legally defined term as far as I'm aware. The tenant is responsible for returning the home in the same condition as they received it, minus ordinary wear-and-tear, which means it should be as clean as when they moved in.

If your lease does not explain this well, you may consider consulting an attorney or using the version sold by BiggerPockets.

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Filipe Pereira

Property Manager · Windsor Locks, CT · Member since 2016 · 1k+ posts · 1k+ votes

5y

I am not a CPA, but it is my understanding that you cannot charge the tenant for work you performed @Sofiya Cherni. If you want to hire it out and write it off, that's perfectly OK. You're doing the best thing you can to prevent this from happening by having it in your lease that they need to leave it in the condition they found it, plus sending them a list of common security deposit deductions.

I have a 3 page list of items that we send out when a tenant in our portfolio sends us their intent to vacate. Happy to share it - I am in ct, but it is obviously not state specific.

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Filipe Pereira

Property Manager · Windsor Locks, CT · Member since 2016 · 1k+ posts · 1k+ votes

5y

Totally wrong. Is your labor worth nothing?! If you want to clean it yourself - you are the cleaning lady, and you should be charging standard rates for your services. Just don't get greedy - charge the typical going rate for that type of service in your area.

Maybe I'm confusing a state issue with a tax issue.

But even if I am, what's the benefit of it? Unless she has a very unique way of holding the property, chances are that the income is going to be taxed to the point that it is a wash anyway. The deduction on the property P/L will result in income on her personal taxes, so what does she stand to gain?

I could understand if it was set up in a s-corp llc or some kind of entity that isn't pass through, but that doesn't apply to most people here.

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