Security Deposit - What typs of damages should be taken out of it

[Amador Abreu]

Hi BP friends
(I am new to BP and this is my first post)

I ran a search on the "Security Deposit" and I saw a lot of great replies for several questions related to it.
But it was too much for me to comb through and find what I am looking for.

I have been renting houses for 5 years and I always struggle in understanding clearly what should be coming out of the security deposit. I have a tenant that has been in the house for 4 years and another for 5 years. Duding this time I have replaced toilets, major appliances and a few other small things. I have taking good pictures of the move in phase but I am sure the house will be very degraded compared to the initial state.

What do you guys use as standard deduction of the security deposit? Do you charge for carpet damages, paint damages, cleanliness? 

Thank you very much in advance

Amador Abreu

[Brad Hammond]

For security deposit deductions, the general rule is "normal wear & tear.  Since your tenants have been there for 4+ years, there is going to be a lot of that.  The average life of a carpet is 5 years so you can't charge them for that.  Same thing with painting and cleaning.  However, if they broke an appliance or toilet(??) you could deduct a portion of that.  It is a gray area as to what you can charge them for but I always error on the side of caution and charge them for less, especially since they have been loyal tenants for that long! 

Congrats on your first post by the way.  Welcome to the club!