Don't want expense of new carpet right now. Leaning towards their paying the full amount but I will offer for my crew to do at cost-must prepay though. Opinions? --72.240.xx.xxx

How many times have you increased the rent in their 4 year tenancy? If they are not paying at least close to market rent use this opportunity to address that with them. Depending on how that conversation goes, then address the carpet. --24.147.xx.xxx

I had a tenant call me over for some repairs and one of them included replacing a stove that works. They said that it was old and the flame was low. bla bla bla. I said your lease is up within 60 days so lets talk rent increase. Once they heard that they said we are in a pandemic. I said my bills didn't go down so they agreed but also wanted cabinets replaced, floors stripped and new drop ceilings. I said you'll get a new stove and I'm not doing the other requests (which are not necessary) unless there will be a more significant increase. --66.30.xx.xx

Carpet in the dinning area? --24.101.xxx.xx

They caused the damage, they should fix it. Suggest taking pictures of the damage for your records and ask how they managed to spill bleach in a dining room? Sounds strange. I'd offer them a potted plant to cover the spot and fix it only when you are getting new Tenants. My recent move out tenants left me a nice bleached spot(about one foot square) on 2 year old carpet. Dad blamed daughter, daughter blamed dad. I was going to 'dye' it back to the original state (costly and time consuming) but the new Tenants never mentioned the spot. Couch is covering it now. I documented it before the newbies moved in. --72.199.xx.xxx

My suggestion: Git rid of all carpet in non-common areas. --76.120.xx.xxx

Carpet can be dyed right in place. If you want another option. --99.203.xx.xx

I had tenants put a huge burn mark in a fairly new custom made laminate countertop. Five years later due to an issue unrelated the sink caused more damages to the countertop requiring a new sink and countertop. So ultimately they were not charged because the second issue which they didn’t cause- required the countertop to be replaced anyway. But I am not going to repair a cosmetic item for someone who has shown they are not careful with the home. --75.89.xxx.xxx

Better not to put carpet back in the dining area where install a Schluter ditra membrane then a commercial grade of porcelain tile which is going withstand bleach, lit cigarettes along with wear and tear. Unless carpet is absolutely necessary would not install at all. Pets can cause carpet to be unusable where commercial grade porcelain is going to easily last ten years or more. There are videos on You Tube where on install a Schluter ditra membrane along with installing ceramic or porcelain tile. For rentals it costs more upfront to go with commercial grade but over time commercial grade lasts which offsets the labour, time to replace. A owner occupied house carpet can easily last twenty years where in a rental unit it can last five years or less.When a rental unit becomes vacant it is matter of a quick mopping then rent where in some cases needs grout. --70.29.xxx.xxx

Welcome more comments! --72.240.xx.xxx

As a good friend of mine says, "Timid land lords raise skinny kids." It's up to you if you want to prorate, but unless the LAW REQUIRES you to, I would not do it. I had builder's grade carpet in my last home of 18 years that was brand new at move in. The only "damage" that occurs was the matted down high traffic areas where we walked. No spills, tears, snags, dirt, grease, vomit, or Kool-Aid. Even basic carpet should last 2 decades without the need to repair/replace if people are careful and know how to use a vacuum cleaner and a Rug Doctor. --107.216.xxx.xxx

Since OH5321 does not allow any use of deposit before the unit is turned over you need to adjust the account payment in the next rent cycle to the value of damage plus the current rent value, many new housing providers get stuck this way trying to be a bank for the tenant and the housing provider collecting rent for use of the property as a periodic rental. --76.188.xxx.xxx

Remember it's your property. Want to put lvp, go ahead. Want to leave carpet w cosmetic damage fine. Want to bill them for cost of new carpet, do that too. Carpet is the one item people here talk about that is depreciated in court and full damages are not always recovered. If they know its a hd carpet maybe it can be pieced in. --99.203.xx.xx

But I might be wearing my rose-colored glasses today. :P --137.118.xx.xxx

She was fishing with the first email but after I requested pictures and questioned her regarding the use of bleach as a cleaning agent, she answered and said they would pay for the new carpet. So your interpretation was correct. I've had issues with this company (who oversees the care of special needs people) allowing the care givers and unruly residents to destroy another one of my houses. They have not paid me for all the damages yet on this house,so I was wanted some input not knowing what her expectation was. This group is great...so many responded with good/helpful information. Thank-you!! --72.240.xx.xxx