@JD Martin the biggest issues have been related to furnaces, hot water, a missed clean, and broken hot tub. generous refunds have ranged from 25-100%, it really just depends on variables like nightly rate, guest demeanor, impact on their stay, etc. 

I am very new to this and I am a fish out of water just flopping around trying to figure it out. 

We had redone a brand new kitchen and included a new water line for a refrigerator cold water dispensing.

Thanks for the warm welcome!  

Instead when the washer drained water went everyone.

Warmly, Janet

In the next few months, I'm looking to get a standard CA NAA lease with RUBS included for billing the water and sewer, as well as requiring tenants to have their own renters insurance, as that is not something they are currently required. 

I have been considering joining AAGLA and know they have lease forms and other forms, but it is $199/yr.In the next couple months, I am looking to get a standard CA NAA lease written up with RUBS for water and sewer billing and a requirement for the tenants to carry their own renters insurance policies with $100K or so (if there are recommendations around this please let me know) liability limits.Does the community here have any advice on how best to do this and where I could get a lease form that does the trick?

I recently heard from my tenant about consistently high water bills—over $1,000 each month.

Moisture/water/mold is a tougher problem than mice.