Can I deduct for this from the Security Deposit? (photos)

Question

I have tenants moving out in a week, and they asked for pre-inspection. It's just a couple with a dog and a cat. They stayed a little short of two years, always paid on time, but left more wear/tear and damage than I'm used to with my rentals.  And because I haven't run into these kinds of issues before, I am not sure if they qualify as damage vs wear and tear, and how much I can deduct from the security deposit.  Please help. Oh, and I am in GA.

1.  The kitchen sink strainers were less than two years old when these guys moved in and were in excellent condition.  Now they are excessively scratched (see photo). The functionality is not impacted, but the overwhelming scratching definitely hurts the aesthetics, so I will be replacing them (my properties have a well-kept look and I want to maintain this standard).  Is this considered wear and tear, or am I allowed to deduct for these? Do I need to prorate for the unused years of the useful life? And what would it be?

2. The kitchen sink seems to have a small puncture and some cuts that started rusting (not seen in this photo). I have no clue what they were doing there (they are heavily into fishing), but it's very likely the sink will have to be replaced (my trusted contractor will determine). How do I deduct for this?  It's a double-sink, been in use since 2017, and all the previous  tenants left it in excellent condition. If I have to prorate, what is the useful life on a sink like this?

3.  They had a cat but not a single cat scratcher. So, the cat left a lot of scratches. The damage it left on the trim and one of the doors is easy to quantify. I'm struggling with the washing machine. I noticed the cat dishes sitting on top of the machine and scratches on the right side panel. I'm guessing the cat sometimes jumps on the washing machine to get to the food bowls and scratches the surface when it can't make it. This is purely cosmetic damage, not overly extensive, but notable enough and gives my appliance a junky look. Ironically, I remember when I was showing them the place, they kept asking if the W/D were new and talking about them being so nice and "high-end" (really not a "high end", but it made me wonder what they've been using before).  Anyway, given this is just the cosmetics, am I allowed to deduct for this, and if so, how much?  It's a front -loading LG brand, was in use since 2017 and was in impeccable condition before their occupancy.

4. They put a few cuts and dents on 2 insulation panels on the garage doors. The longest cut is about 4".  I bought the house in 2016 and the doors were already insulated.  None of my previous tenants left any damage on them. The panels are replaceable, but am I even allowed to charge for these?  If I can charge, how much? My garage contractor quoted $175 per panel and said their useful life should be "forever".

All of these were documented on the Move-In Inspection Form as in "excellent" condition, with "before" photos available. Current rent is $2,050.

Thanks in advance for guidance!

P.S. I also discovered they were petsitting a dog at my property, which is a lease violation with a $300 fine per day.  I found this out during pre-inspection but for now chose not to make it an issue given they are a week away from moving.

Curtis Mears · Answer

I do not see anything here I would charge a tenant. sinks will get scratched and unless there is a leaking hole, nothing there. As for the cat scratches on the washing machine, again, sounds like normal wear and tear. Personally, I doubt I would fix or replace any of these issues as no potential tenant is going to refuse to lease because of these issues.

As for the pet sitting, since they have moved out, there is no way to quantify how many days they were pet sitting so I doubt you have any claim. If this is the extent of your issues, then I would say they did a good job of caring for your property.

Scott Mac · Answer

Sink - wear and tear (stainless polish like ZEP or 3m and elbow grease, which should be part of a normal turn anyway).

Garage door panels - wear and tear, cover them with pieces of same colored duck tape).

Cat scratches - wear and tear, if they are real bad, use appliance touch up paint.

Sink drain = misuse, I would charge 100% of cost to replace. This obviously is outside of normal use, and falls into the Damage category.

Just my 2 cents.

Nathan Gesner · Answer

I would replace the sink and strainers.

Max Ferguson · Answer

The sink is hard to tell from photos. A true puncture definitely calls for a new sink unless you can somehow repair that flange. Everything else is very miniscule and I wouldn't personally charge for it. If they have been good tenants otherwise I may just write off the sink as well and give them back full deposit. Let us know what you choose.

Theresa Harris · Answer

For the garage door, charge them for the one panel. Based on your photos, all of the cuts are on the panel that is second from the bottom.

Nathan Gesner · Answer

Based on what you've told us and the pictures, I would probably charge them to replace the sink. It wasn't brand new so I would probably charge them for the materials and I would cover the labor.

I would not charge for the washer. It's purely cosmetic and shouldn't affect your ability to rent the house. The same goes for the insulation panels.  There's no point in charging for things that do not affect functionality and are highly unlikely to affect your ability to rent the property.

Matthew Paul · Answer

I wish I were that lucky on a turn over . Those are minor .

Mila F. · Answer

Thanks, Curtis. I'm guessing we are operating in different rental/tenant segments. In my case, scratched or punctured sinks are never normal, and leaving all of these issues not fixed, as you mentioned you would do, is most certainly going to turn away the type of tenants I target and cater to.

It's interesting to see all the responses and different tolerance for damages. Must be really a function of the rental class being served.

Mila F. · Answer

Thank you for all the suggestions!

@Nathan Gesner, just to clarify, you recommend only the cost of the sink to be deducted, not the strainers? I like the idea of charging for material and not the labor, keeps things simple.

@Theresa Harris, actually two insulation panels are impacted, one on each door. The photos are of different doors.

@Max Ferguson, they've been "ok" tenants, not at the level of my typical tenants (high bar). The items I listed are not all of the damages they are leaving behind. It's just I know how to deal with those and didn't bring them up here.

In general, my biggest lessons after these tenants is to (1) not allow a boat kept on my properties, and (2) stay away from people who are heavily into fishing. Was my first on both, and this lifestyle doesn't go well with my properties.

Mila F. · Answer

Thank you, Paul. They are minor, relatively speaking, but for me it's more than I've had before and still cost money to fix :)

Can I deduct for this from the Security Deposit? (photos)

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