We now have the deposit as non-refundable until they move in at which point it becomes their damage deposit and is refundable when they move out (minus any expenses for damages).

Wind, Flood, tornado, Hail, or third party damage or theftcan still occur.

Property Damage and Maintenance Issues:Pets can cause significant property damage, including chewing, scratching, and soiling carpets and floors.

Hiring an experienced property manager who regularly checks on the property and has a thorough tenant screening process can help landlords avoid thousands of dollars in fines, property damage, and lost rent.

The roof is collapsed and has been for at least 2-3 years which means there's damage throughout the house. 

I totally value and want a property manager to take the day-to-day management off my hands, but on issues with tenant damage and I would like to be kept up to date on matters, as well as have copies of all notices provided to the tenants for my own record keeping.

When you charge the tenant for damages, be aware of and be sure to deduct the depreciation value of the carpet.

I probably would have returned all,  epsecially if tenant had a good 10 year history, unless they left the place beyond repuslive or damage with intent.

I also once got a credit for a house with a flooded basement with water damaged water heater and HVAC.

Tenant is responsible for any damage linked to the improvement;3.