Deductions from Security Deposit - what`s legit?

[TerryF]

We just had tenants move out after being tenants for 1 year, and the house wasn`t left in the best condition. I need to do some deductions but wonder if everything I`d like to charge is actually legit, or not. Here is my wish list for deductions but are they reasonable.

Windows:
Move in - spotless and just done.
Move out - Some aren`t bad but others are disgustingly filthy. We will have to do them again as they are really bad (some of them anyway).

Carpets:
Move in - spotless and in perfect condition. Cleaned before they moved in.
Move out - very dirty. Red juice stains, other stains, something else congealed and stuck on the carpet, bad mark where they unsuccessfully attempted to clean up a vomit accident.

We have called a professional cleaner than specializes in stain removal and they think most of the stains will come out fine, but not sure about the vomit stain as the stain removal attempt has lightened the color of the carpet. Cost for this cleaner is $175 for a living room and 2 bedrooms.

Yard:
Move in:
Great condition. Lush green lawn, no weeds.

Move out:
Tenants responsibility and it was in terrible shape. An almost dead tree and a weed infested lawn. Doesn`t look like anything was watered all summer. We fertilized and watered and have nursed it back to not bad looking, but we spent some money to do it. Can we charge back to the tenant?

Kitchen:
Move in: Immaculate, sparkling, shining. Nobody gets a house this clean usually.
Move out: cupboards empty but not clean, fridge has glue from tape or something all over the door. Took ages to get that off and the front polished properly.
Stove - pretty good but bottom drawer was dirty
Hoodfan - disgusting - coated with grease, lint, dust ,etc.

Lino Floors:
Move in: clean
Move out: dirty - not washed.

Bathroom:
Move in: clean and shiny
Move out: medicine cabinet not completely empty or cleaned, cupboard inside not cleaned, toilet bowl looked fine but base and floor around base is stained with urine, tub wiped but not very well. Had to redo it and polish up chrome taps.

Mirrors:
Move in: clean and streak free
Move out: badly streaked. Don`t know what they used to clean the mirrors but it definately wasn`t Windex. Had to re-do the mirrors.

Carpets in rec room:
Move in: Just cleaned and in perfect condition
Move out: Not bad compared to upstairs which is a disaster, but not cleaned. We spent 2 hours cleaning ourselves with our own carpet cleaner.

Tenants said they didn`t clean the carpets because they knew we were coming in to paint after the left. We did tell them not to worry about the walls but didn`t say not to worry about the carpets. Painters don`t make much mess on carpets either so don`t know why they feel they are off the hook for cleaning the carpet.

We also had to throw out stuff they couldn`t be bothered with. eg. empty boxes, and a bit of other garbage.

Comments? How much of this is actually their responsibility on move out? All of it, or are we expecting too much? We are doing the cleaning ourselves - what can we charge per hour for our time?

We are so ticked about having to do so much labor to get this house ready to re-rent, and we are sick about the carpet upstairs that is so dirty. Wondering if the stain will come out and if not, can we replace the carpet and charge them. Carpet is only 2 years old, is higher quality and so easy to take care of. Spills don`t settle in but sit on top of the pile and all you need to do is blot it and pretty much that`s all. Unless you do what they did which is probably just left it to settle in. We are so ticked they didn`t do basic care with it especially when something gets spilled on it! We figure the carpet could cost around $1000 to replace. If the stain doesn`t come out or if the carpet is discolored by their amateur efforts, is it legitimate to replace it for the $1000 and charge to them?

Would love to hear how others might handle this. We are picky about our things, look after them, and like everything very clean but maybe the standard for tenants is different?

 

[PaulPoulsen]

When we move in a new tenant, we make a point of explaining how we will do the eventual move-out inspection. We explain that on the last day of the tenancy, the property needs to look like it did on the first day of the tenancy. If it doesn`t, we charge $45/hr to have the unit cleaned and remove that amount from the security deposit. We include our Move-Out Cleaning Checklist in our tenant binder and then send them another copy of the checklist when they give us notice. Our $45/hr rate is splashed all over everything we hand out. If the property isn`t clean when we get the keys back, they know exactly what the consequences will be.

Using your property as an example, once the additional cleaning was complete, we`d send the tenant an itemized bill breaking down the cleaning that was required. For example:

1) Clean windows - 2hrs @ $45/hr - $90
2) Yard maintenance - 2hrs @ $45/hr - $90
3) Kitchen - 1hr @ $45 - $45
4) Professional carpet cleaning - flat rate of $175 - $175
TOTAL- $425
SECURITY DEPOSIT - $1,000
MINUS CLEANING - $400
SECURITY DEPOSIT BEING RETURNED - $600

Of course, it`s at your discretion what you want to actually bill them. We had a tenant that was a complete pain in the ass the entire time he was in one of our suites and then left the unit in shambles. Sufficed to say we didn`t cut him any slack at all. We took lots of pictures of the condition of the suite when he gave it back and documented all our time at the suite. As there was two of us cleaning (my wife and me), we each billed out at $45/hr so one of our combined hours cost him $90.

Conversely, we recently had a young couple we really liked move out of another suite. It was obvious to see that they`d made a real effort to have the suite spic and span but they just weren`t as particular as my wife. There were a couple of hours spent getting the unit ready for the next people but at the end of the day, we returned the entire security deposit because they`d been an absolute pleasure to deal with the entire time they were there.

 

[TerryF]

QUOTE (PaulPoulsen @ Aug 17 2009, 05:48 PM) When we move in a new tenant, we make a point of explaining how we will do the eventual move-out inspection. We explain that on the last day of the tenancy, the property needs to look like it did on the first day of the tenancy. If it doesn`t, we charge $45/hr to have the unit cleaned and remove that amount from the security deposit. We include our Move-Out Cleaning Checklist in our tenant binder and then send them another copy of the checklist when they give us notice. Our $45/hr rate is splashed all over everything we hand out. If the property isn`t clean when we get the keys back, they know exactly what the consequences will be.

Using your property as an example, once the additional cleaning was complete, we`d send the tenant an itemized bill breaking down the cleaning that was required. For example:

1) Clean windows - 2hrs @ $45/hr - $90
2) Yard maintenance - 2hrs @ $45/hr - $90
3) Kitchen - 1hr @ $45 - $45
4) Professional carpet cleaning - flat rate of $175 - $175
TOTAL- $425
SECURITY DEPOSIT - $1,000
MINUS CLEANING - $400
SECURITY DEPOSIT BEING RETURNED - $600

Of course, it`s at your discretion what you want to actually bill them. We had a tenant that was a complete pain in the ass the entire time he was in one of our suites and then left the unit in shambles. Sufficed to say we didn`t cut him any slack at all. We took lots of pictures of the condition of the suite when he gave it back and documented all our time at the suite. As there was two of us cleaning (my wife and me), we each billed out at $45/hr so one of our combined hours cost him $90.

Conversely, we recently had a young couple we really liked move out of another suite. It was obvious to see that they`d made a real effort to have the suite spic and span but they just weren`t as particular as my wife. There were a couple of hours spent getting the unit ready for the next people but at the end of the day, we returned the entire security deposit because they`d been an absolute pleasure to deal with the entire time they were there.


Thanks Paul - this is very helpful. We didn`t spell it out quite as clearly as you do but we do have a move in inspection report which says the condition of the place on move in. We also would have cut them a bit of slack if it looked like they at least tried to clean up, but it really was a poor effort. We will probably not charge as high as $45/hr. - maybe only $20/hr? We will probably not charge to do the windows or yard work either , but everything else we will bill for.

Thanks again - appreciate your response very much!

Terry

 

[ChrisDavies]

QUOTE (TerryF @ Aug 17 2009, 05:05 PM) Thanks Paul - this is very helpful. We didn`t spell it out quite as clearly as you do but we do have a move in inspection report which says the condition of the place on move in. We also would have cut them a bit of slack if it looked like they at least tried to clean up, but it really was a poor effort. We will probably not charge as high as $45/hr. - maybe only $20/hr? We will probably not charge to do the windows or yard work either , but everything else we will bill for.

Thanks again - appreciate your response very much!

Terry

The short answer is that you need to be able to prove the change in condition, as well as reasonable costs for everything. If you were taken to dispute resolution they`d deny anything that didn`t have the same three pieces of evidence (in/out/cost).