A co-signer is on the lease which means if there is a default you will need to go through the regular landlord tenant route to collect back rent and damages.

Long story short, they kept getting different fault codes, replaced some parts, cleaned some parts, inspected for damage, etc.

“Written” or “in writing” means communication in the form of a record and includes both hard copy and electronic forms.Article 1: RESPONSIBILITY TO PROTECT THE PUBLICThe Property Manager shall protect the public against fraud, misrepresentation, and unethical practices in property management.STANDARDS OF PROFESSIONALISM§1-1 The Property Manager shall endeavor to eliminate, through the normal course of business, any practices which could be damaging to the public or bring discredit to the profession.§ 1-2 The Property Manager shall cooperate with the governmental agency charged with regulating the practices of Property Managers.§ 1-3 The Property Manager shall comply with all relevant local and state ordinances regarding real estate law, licensing, insurance, and banking.§ 1-4 The Property Manager shall comply with all federal and state antitrust laws and shall follow the NARPM® Antitrust Policy and any related procedures.§ 1-5 The Property Manager shall not reveal confidential information of Clients, Tenants or others except as required in the course of performing his or her duties or as otherwise required by law.

Most of my rentals have no carpet in them, so the damage is less.

If you don’t see any signs of water damage after a thorough look (and I mean thorough) I would do the mold test to see if it’s actually mold (don’t tell the tenants either way) and depending on what you see decide if you want to rip the wall out.

Tenant ended up taking everything out and the deposit was not enough to cover the regular damage plus the items that were basically stolen. 

Woodwork shows signs of water damage and green mold. 

If they attempt to enter without proper notice, you can call the police and report them for trespassing.If the owner installs a lockbox, you can remove it (without damaging the box or house) or write the owner a complaint or sue the owner.If the owner takes pictures of the home with your personal belongings in the images, you could sue the owner for invasion of privacy or a violation of your right to quiet enjoyment.The bottom line is that there's no magic bullet.

Her lease states that she should be changing the filters monthly and, in a subsequent section, that she would be liable to reimburse us promptly for damages... and service required by violating her lease rules.I feel we are within our rights to request a $75 reimbursement for the service call and have this drafted:Dear [tenant's name]:Per your lease agreement, we are enclosing a bill for $75.00 and a copy of the HVAC technician’s findings and the diagnostic call receipt for services required for a “severely clogged air filter blocking the air flow causing the AC system to freeze up”.Per your lease agreement, section 19B, you must replace air-conditioning filters monthly, which would have prevented the clogged air filter issue.

If he runs it too cold, too long, or when the temperatures outside are too low, it can damage the unit.