I sure wish there was a way to report all the damages left behind from tenants this way.

mtg/tax 400.00 insurance/water 50.00property #2 40,000 rent 500 nothing included.

But, for those few lawyers who understand how pro-consumer the statutes are (often watered down by misguided judges in my humble view in appellate cases), they enjoy a viscous advantage.  

Well I went to turn the water on after having all of the new Pex installed in the basement and I heard a god awful noise.

Any damages, warping, or chipping I can fix, and I can even cut and resize them to fit dishwashers, etc.

They are not the cleanest tenants in the world, but they have not damaged anything either.As for the dogs.

Failure to correct within the time period, or repeating the same breach after the period, typically is grounds for lease termination, or some other step according to local law, and the tenant may be required to pay costs/damages as well.I would be quite surprised if the landlord were able to convince a judge to deduct the cost of mowing your yard under the circumstances you suggest.

I will also segregate the damage deposit.In NC the courts look to see if it walks like a duck, quacks like a duck, and swims like a duck.. if it does then the court will call it a duck...I always advise my client to tell me what they want and then I make sure my documents will lead to that end.This can be tricky and filled with traps for the unwary..

List price $440,00016- 1 br units; one building; upper and lower units1 vacantOn site leased laundry (2 machines)Landlord pays water and gasTenants pay electricRevenue per unit(stated):11 @ 4151 @ 4402 @ 4301 @4201 @ 410Laundry $1100/yrTotal Rev $81,320/yrExpenses (stated):Gas/electric $8626/yrWater $4300/yrTaxes $8000/yrIns $3000/yrYard Maint $1490/yrTrash $804/yrTotal Expenses (stated): $26,220/yr (well below the 50% rule)Tax information: last transfer 1999; 54.2663 mills for non-owner occ.; current SEV $162,400; taxable value current $145122From the listing agent: Nice old lady has owned them for 30 years; built in '70's; currently has one vacancy; all units are 1 yr lease; half of tenants have been there for a very long time (years); other 8 units turn about 1x/yr; great neighborhood; upscale community; walking distance to downtown; roof is 4 years old; hot water heat (LL pays); "A" propertyHave not seen the inside yet, from the pictures I've seen the kitchen/bathrooms are outdated.

Others, like an eviction, major tenant damage, or a new roof only happen once in a great while, but can kill you if you're unprepared.An overall area vacancy rate may not be that useful if you have a single property.