How do you prove urine odor to keep security deposit?

Question

A tenant just moved out of my rental property and there is a urine odor throughout the first floor.  The floors are vinyl planks (Allure Trafficmaster).  She had a cat and signed a pet addendum that obligates her to pay to remediate pet odors.  However, during our move-out inspection, she claimed she cleaned up after her cat and that she doesn't smell any odors.  I don't see any apparent stains on the floors or walls that reveal urine but the odor is definitely there.   How would you handle this situation?

Nick Belsky · Answer

As a pet owner, investor, and renter who Airbnb's with cats often, let me assure you that she will not likely ever smell it.  She is nose blind to the smell as she is accustomed to it.

A light vinegar mixture with water is better than baking soda.  It likely has gotten underneath the vinyl planks.  Getting to the source will be tough.  Vinyl is water proof as should be the underlayment (if they aren't glued down).

A professional service could also be sent in.  Show the receipt when deducting from the deposit.  Everyone will see that you paid for the service and didn't pocket it.  Transparency is key.

Nick

Nathan Gesner · Answer

Your nose is proof enough. Hire a professional cleaning company (their nose will back up your claim) and try to neutralize it. In my experience, washing everything (walls, baseboards, doors, cabinets, etc.) from waist height and down will usually eliminate the odor.

Mary M. · Answer

well…. While I am sure you are right, minds can play tricks on us and just as she might be nose blind you might be smelling something that isnt there.

My suggestion would be to get an estimate from a professional smell remediation company. They can use a black light to show where urine is (but can you prove it wasnt there before tenant moved in) have the company clean as needed and deduct from deposit.

It is not really fair to charge the tenant to clean everything if there is only one small area.

You might also do a quick call with your atty to make sure you are following local laws.

Gail K. · Answer

If you have to replace any of the LVT keep a piece that holds this odor and place it in a plastic bag.  Seal the bag and keep it.

I've heard stories of landlords who have had to replace carpet; charged the vacated tenant for the cost of doing so and were hauled into court by them wanting their security deposit back.  One "whiff" of the offending flooring and judges tend to agree with the landlord regarding the damage.

I agree with the statement that pet owners are often nose blind.  I'm sure I am since I volunteer with animal rescue.

I'd suggest both an ozone machine and a product called SCOE 10x (purchased online).Best product I've ever used to deal with this issue in rentals (directions must be followed).  All the other products I've tried worked temporarily but the odors eventually came back.

If you decide to replace some of the TrafficMaster it's not a difficult process to do this.

Gail

Eric Snyder · Answer

@Daniel Alfandre

I’ve heard about a piece of equipment recently that’s called an ozone generator. I don’t have firsthand experience with one but I’ve heard a lot of good things about them. They’re supposed to remove pretty much all odors from the space where they’re used. I have one in my Amazon cart but haven’t bought it yet. They’re relatively inexpensive ($50-$100 for one that would cover the square footage of most apartment units) and seem worth the price especially if you have multiple apartments. They can be dangerous to people, pets and plants though so you should be careful with when you use it.

Terrell Garren · Answer

1) The owner knows.

2) Show the bill for repair

3) It's a business, not a charity. Although you could argue that we have already provided free housing for 18 months.

Scott M. · Answer

Assuming she has a cat and you have a nose, case closed.  You can always hire a 3rd party contractor to come in and give an opinion and written estimate as well and assuming they smell it and put down "get rid of cat urine smell" then you have back up.

Eric James · Answer

The proof is the bill to correct the problem.

Brian Ploszay · Answer

If the urine is under that vinyl planks, you may have a problem.  I found a product at a pet store that neutralizes pet urine.  It really works.  Spray the whole floor down and that might do the trick.  Generally, if the vinyl was installed correctly, the cat would not have destroyed that floor.

Sometimes a place just smells when a human or pet has inhabited the place.  Fresh paint, carpet cleaning and general cleaning encapsulates or removes odors.  Open the windows and air out the place.

In conclusion, since you don't see any stains, I would give her earnest money back.

Will Gaston · Answer

@Daniel Alfandre in my experience this could get nasty. Many security deposit issues are subjective and this could be one of them.

I would absolutely get a third party cleaning company to do this and put it their professional opinion in writing. A 2nd estimate wouldn't be a bad idea other. As others have mentioned, documentation is key.

How do you prove urine odor to keep security deposit?

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