Dang, that's a bummer @Remington Lyman! 

If the dumpster and haul away fees are documented on an invoice, and that exceeds the deposit, then you don't have to go much further than that to account for where the deposit went. 

Tenant agrees to do so upon receipt of an invoice from LL.

They sent our property manager a signed invoice that was signed by our tenant and not the property manager.

Dang, @Diana Frasier that's a rough lesson. 

But, I would bet good money that if you come at that tenant with a bill for a broken railing, they'll be calling a lawyer, who will be calling you to find out the name of your insurance company, and if you don't have enough coverage, that lawyer will be then filing a suit against you and your assets, because that tenant is going to start realizing that she's hurt - and if you'd just been decent about it, she may have just let it go.This is one of those obvious times when you do the right thing and just fix the dang railing! 

I agree with you that it would certainly solve the issue with such a compartmentalized house, if only central air wasn’t so dang expensive. 

It's called "honey Robber",  Stinks worse than week old dirty diapers and dang near impossible to get rid of. 

You usually just have to submit a receipt or invoice for repairs, and most, if not all, of the of the overage cost will be provide back as a billing credit.

@William Taylor dang, sorry to hear that.