In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.    

The electrical must be minor and probably the electrician can do the electrical  when he kids are in. 

I know I did not go through this with my electric company and they manage to autodraft.....Right now I let them online billpay it into my account (which is no different than cash deposit, as far as I am concerned since they control the amount), pay through Quickbooks (still an ECH I think, and they still have to initiate it is not automatic) or cash deposit.  

I have also heard that it is important to make sure you have clean hands as the first level of conduct is for them to assume you are involved as well and are reporting because of some "falling out" with the target. 

I often wonder if they were ever affected by the 'bomb' chemical residues as they apparently never bothered to steam clean the carpets or even have the vents cleaned.I recently saw the home again after the current owner gutted the lathe & plaster to upgrade the insulation, electrical etc.

Tenant agrees to a new termination date of the lease of July 31, 2015....Landlord agrees to refund to Tenant all unapplied pre-paid rent less costs for damages, utilities overages, cleaning, and financial remedies upon the date Tenant quits and vacates the property.Would you recommend billing the tenant for the damages from Question #1, or go ahead and deduct the amount for damages from the rent refund just as the tenant signed and agreed to in the Early Termination agreement?

We are on a schedule to clean them every 4-6 weeks.

Did they wire new electrical outlets?

heating gas $3500 / electric $272 / association $4500 / permit $500 !!

.), you would need cleaning people, and I think you would hire maintenance people as it happened, rather than keep someone on the clock when there is no work to be done.