All Forum Posts by: Rob Sahney

Hi Ned,

Thanks for all your guidance. Someone has finally agreed to repair the countertop for $475. Hopefully it works.

He said that all 3 pieces will have to be stained to make them match, which will be included in the total cost of $475. Now the damage was caused by them, which is why I have to stain the 2 smaller pieces.Otherwise the 2 smaller pieces are in good shape.

1) So can I bill them the full $475, as they caused the damage to the larger piece?

2) Or only a portion of $475? If only a portion is allowed, then what % should be theirs? (As they caused the problem and the larger piece was damaged by them)

Much appreciated!

Rohit

Thanks for your response Ned. I was planning to split the cost of replacement with them by 50%.

If I charge them just $500, how do I justify the number? No one has given a quote to just repair it, as they’re not guaranteeing that it can be fixed, since the burn marks are deep.

Also for sanding it, I was told they will have to remove it and the backsplash tiles could be damaged. Which is why the replacement cost was $2800 (which included the backsplash tiles).

Appreciate the guidance from everyone

Thanks for your response Ned. I was planning to split the cost of replacement with them by 50%.

If I charge them just $500, how do I justify the number? No one has given a quote to just repair it, as they’re not guaranteeing that it can be fixed, since the burn marks are deep.

Also for sanding it, I was told they will have to remove it and the backsplash tiles could be damaged. Which is why the replacement cost was $2800 (which included the backsplash tiles).

Appreciate the guidance from everyone

Thanks Colleen much appreciated!

Hi Colleen,

Thanks for your guidance!

I received a quote, for only changing one piece (with the sink) and will give it to them. The total cost for this, including labor & parts is $2800, which is more than their security deposit ($2600). It was in very good condition before they came in (a year ago). I have pics of this, just before handing over the unit.

I believe this countertop was installed 2 years ago, when I bought the unit. But I don’t have proof of the age.

If they ask me to prorate it, what would be a fair % of the overall cost ($2800)?

Thanks a ton!

Hello everyone,

Thank you so much for your responses. It really helps a newbie like me.

I have finally received a quote to replace the countertop. But the contractor has said that since these are wood stained countertops all 3 pieces should be changed. If he changes just one, they will never match, and the kitchen will look odd. He gave me a quote to replace all 3 pieces.

Can I give this quote to the tenant or do I need to get a quote only for the one long piece (with the sink) that they damaged? (But in this case since the kitchen will look odd, I will have to personally pay to replace the other 2 pieces)

Really appreciate your guidance with this

Best Regards,

Rohit

Hello,

I have a rental condo in Pleasanton, CA. My tenants just moved out after staying for a year and have apparently burnt the kitchen countertop. They suggested staining it, but that hasn’t helped.

The countertop was in very good condition before and it now looks like a mess. Please see the pictures before giving them and after they moved out.

1) Can I deduct their security deposit for replacing it?

2) If you notice, my kitchen has the same finish countertop in 3 areas. Can I charge them to replace all 3, if we don’t find the same one? As just replacing one, without finding an exact match will look odd

3) How much can I charge them? I had purchased this condo 2 years ago and it looked like the Seller had just upgraded the bath & kitchen (including installing a new countertop & cabinets), at that time.

4) If I’m allowed to deduct their deposit, do I just need a quote for this, or would we actually have to get the work done? Cause I’m concerned that their deposit won’t cover it, as they also have to pay for cleaning the condo & carpet stains. Can I deduct their deposit, based on a quote provided or would I actually have to replace it, to deduct their deposit?

I’m a new Landlord and would really appreciate your guidance with this.

Thanks!!