If we have photo/video documentation of the move in condition plus have the tenant sign off on the known defects (few if any) at time of move in, we should have a pretty easy time documenting major damage in excess of normal wear and tear.

If there is excessive pet damage then I would consider that a reasonable thing to charge for.

Hi BiggerPockets,
i have a tenant that moved in over the summer and have exaggerated and complained about insects (millipedes). We have sent pest control 4 times already and they now request a spraying every 2 weeks....

Still seems excessive in this market.  

I recommend setting a ceiling (if water is over $XXX in any given month, the excess cost will be passed on to the renters) to catch things like high water bills for running toilets that have gone unreported.

You don't think Kalahari and these projects and all the other places don't have enough excess space to soak up excess demand?

She stated the first year she has a renter she schedules quarterly visits to change out filters, and check under sinks for leaks or moisture problems, and check smoke detectors, ect..  

I deducted for (this is copied directly from the security deposit return): $18.75 45 minutes of yard waste clean up, including excessive dog waste, overturned plants, piles of dirt from tenants plants $150 Six (6) hours of clean up within the unit for excessive filth and grime, excessive holes in walls requiring patching and painting$400 Eight (8) bags of trash left on the premises, this does not include the excessive trash picked up during and created in the cleaning process$89.07 Electric utilities from Sept. 11, 2018, through Oct. 31, 2018   5. $23.82 Gas utilities from Sept. 20, 2018 through Oct. 31, 2018This left $118.36 left in the security deposit, to return to Tenant 1.

If so, it seems a bit excessive since you aren't actually transferring any funds anywhere.

I mean, mold all over the walls with moisture damage, and it appears that the tenants are hoarders.