I don't get as many maintenance calls this way.2) When my tenant has a legitimate complaint such as a refrigerator. 

If a tenant argues that the refrigerator was cleaned and spotless after vacating, I will share pictures showing that they are incorrect.

For unusual or extreme situations, you would charge the line item price plus your hourly for actual time spent.Individual line items might be window shades, window glass, toilet tank lid, toilet seat, towel rack, door hinge, closet door, outlet/switch, bedroom light, kitchen light, individual bulbs, ceiling fan/light combo, medicine cabinet, repair wall 6", paint touch up per 10' wall, flooring (by type), clogged or slow drain, food disposer, refrigerator bars, drip pans, stove burners, etc.

(hint: if the tenant has not already called 9-1-1, it's probably not something they should call you about in the middle of the night) ---Urgent maintenance requests are going to cause an immediate habitability issue or monetary loss, no refrigeration, no heat when the temp is below 50, no hot water, no AC if above 90, a constantly running toilet or a faucet that can't be turned off, a serious trip hazard especially with an elderly tenant, a broken stair tread.

This is the current quote from one of the few contractors that got back to us.My Concerns:- not agreeing to fixed end date- limited itemized breakdown for each item  QuoteExterior: $9000 (not including exterior paint and tree work)• Power wash exterior (plumbing repairs needed to accommodate)• Scrape original paint as much as possible• Paint exterior• Remove satellite dish from front• Remove front awning above two windows • Repair casement around basement windows• Replace siding as needed• Install rear staircase (permit required)• Replace corner post with 6x6• Install 12x15 rear deck at gradeFront Porch: $1500 (not including work on exterior windows)• Rebuild front door to clear hump in floor with automated sweep• Clean floor and repaint• Prep and repaint room• Inspect and seal interior window as needed1st Floor: $5200 + $2.50 per sqft of flooring installed (price of flooring and electrical not included)• Need to take a second look in house if possible I would like to match original flooring in kitchen, which would most likely lower the flooring cost)• Replace front door (32” left hand inswing try to match décor) Jeld-wen 6 lite prehung $398 would need to be painted to look appropriate• Clean walls repair, paint and caulk window frames (color Simply white recommended in scuff defense)• Level and prepare floor for vinyl including removing all trim, repairing and replacing as damage occurs, install nosing and transitions• Install vinyl floating floor throughout first floor (customer to select flooring for pricing) (sqft unknown install rate is $2.50 Per sqft)• Electrical plan to be determinedKitchen: $3800 (not including cabinets, refrigerator, sink, faucet, stove)• Repair damaged floor joist and subfloor• Install kitchen sink• Repair walls trim and paint• Refrigerator location is unknown at this time1st floor bathroom: $1800 (customer to supply vanity and faucet)• Remove toilet and flooring (if subfloor repair is need current price does not reflect cost)• Repair walls and paint• Install vanity (work with customer in choosing appropriate vanity)Laundry Room: $1300• Install matching rear door 32” RT inswing• Install dryer exhaust• Repair walls, trim and paint• (walls will likely need to be opened for electrical work)2nd Floor: $2200 Not including Floor refinishing• General clean-up of walls and trim• Paint• Seal windows as needed• Floors refinished2nd Floor bath: $5050 (does not include vanity, tile, mix valve, tub)• Gut shower• Replace toilet• Install vanity• Tile shower• Tile bathroom floor• Repair walls• Trim• PaintStaircase: $800• Remove remainder of carpet tack strips• General restoration repairBasement / utilities: $350 (electrical, plumbing, and heating is separate quote)• General clean up• Clear all debris from premise Total quoted cost: $34,500 + $2.50 per sq ft flooring installed.

Hi, I am looking for advise on how much to charge back a vacating Tenant for clear and malicious damage to a near new stainless steel refrigerator?

I then buy a refrigerator for $1,000 during year 2 of ownership, and that refrigerator qualified for 100% bonus depreciation that year. 

I dont want to file a claim if thats something that insurances normally dont pay for...The leak is in the kitchen, its  pipe that connects my refrigerator to the wall.The bid to fix it is 7K, plus I have a roof issue happening in my other rental so it would be good if the insurance could fix that leak.At the same time I dont want to file a claim if its something that the insurance wont fix for sure.

If it's pushing 40 years old, it's going to be on its last legs. 3, Finances aside I just wouldn't feel good about dumping that much refrigerant into the atmosphere.

Buying a $5k refrigerator will likely add $0 to the market value of the property.