Need advice on tenant vacancies

[Zachary Sales]

Hello.

I own a property in French Valley on the outskirts of Murrieta (Winchester). It was tenant occupied for 2 years. The tenants vacated the property on 5/31/24. It is now 6/21/24 and I am still going back and forth with my property management about the security deposit and repairs. They didn't tour the property until almost 10 days after the tenants moved out. Now, they are telling me that the repairs will be calculated based off of the depreciated value of the floors. The tenant very clearly damaged the floor. 

1. What's a reasonable amount of time for a property management to tour, provide quotes, and get a property advertised for rent after a tenant moves out?

2. Does calculating the amount of security deposit withholding typically get calculated by depreciation?

[Nathan Gesner]

Quote from @Zachary Sales:

You have a time limit. I recommend you focus on meeting that limit right now so you can legally close this tenant's account. Then you can focus on your property manager's methods.

My property managers do an inspection within 24 hours of the tenant leaving. This ensures the property is secured, heat or A/C is adjusted, all water is off, and they do an initial inspection to see what they are dealing with. In most cases, this quick inspection is also our final inspection and we can declare the property ready to rent or create a punch list for turnover. If we are short on time, then we may go back later to complete the final inspection and create the punch list. Our goal is to accomplish the final inspection within 72 hours.

Ten days is unacceptable. I recommend you talk to the PM and agree on what is reasonable, or you find a better PM. If the delay results in you not meeting the state deadline, then I suggest you make the PM pay for it or file a complaint against them with the state.

Everything has an expected life span. You can't charge a tenant the full cost of replacing carpet if the carpet was already eight years old and had a life expectancy of ten years. There's a lot to this and I can't explain it all in one post.