Let me list what you may have to update, fix, or replace:1) Roof2) Paint (inside, maybe exterior too)3) Garbage Disposal4) Carpet5) Hardwood refinishing6) Ceiling Fans/Fixtures7) Garage Opener8) Door Sweeps and weather stripping9) Countertops depending on material and abuse 10) Cabinet hardware, touch up if they are nicked, scratched11) Appliances (plus repairs when they come up)12) Drains may clog13) Periodic Caulking inside and out14) Possible gutter cleaning15) Air Conditioning and/or heating system16) Pest Control17) Turnover Costs between tenants (power, water, time expenses, handyman expenses, cleaning crew potentially18) Bathroom Exhaust Vents19) Electrical Outlets sometimes have connections burn off (repair expense)20) lock changes between tenants21) Updating of unit to keep it marketable22) all others as this list is not all inclusive.

Central Air Sorry no pets or smokers.We do not accept section 8. 

If you decide to keep her as a tenant, have you considered talking to her about an air purifier/ odor eliminator?  

Sincerely, Landlord Other things that have worked well is to include air filters and smoke detector changes in the lease.

If you get profiled negatively future insurance costs can go up and it can become harder to find a carrier.This brings me to running faucets to prevent freezing pipes.  

I don't like fiberglass, not in principle and not in use, so it it were me I would use the bubble wrap which is sold for air duct insulation.  

Nothing but hot air. 

Vacancy -Banks like to see 8% but a range from 8-10% is good.Garbage - Some communities bill this separate or combine it with water.Cost that people forget are snow & ice maintenance, village license and inspection costs, accounting, and annual preventative maintenance.   

I worked for a small firm in Constriction Engineering Products, Johnson Controls, that sold air and water control equipment to large apartment and commercial building contractors.

It states that 'tenant shall pay for all utilities, cinluding, but not limited to: electricity, heat, telephone, fire alarm changes, heat system maintenance costs, janitorial and cleaning charges and snow removal from xxx street in front of premises. and then in another section goes into more detail that I shall be responsible for 'normal maintenance of such items including, but not limited to heating and air conditioning systems' He said that the heating system is only two years old and that if something was broken beyond repair it would be on him but it is written out and sounds like there should be more detail. opinion?