Will be conducting my first assessment of damages and determining the amount of return on a security deposit, and have a few questions.

1. Is it necessary to do this directly along with the former tenant, or can we just mail a list of and estimated cost to repair said damages to him?

2 Can any one offer any cautionary items we should be aware of in order topull this off this only step i really dislike about this business with success?

First, we need to know WHY you fear walk thrus? Are you a small, timid female who fears that a big, male tenant will bully you, threaten you, do something else? Or do you just dislike giving people bad news? Some other reason?

Here are a few tips:

1) If it's fear of anything physical, have your handyman/ hubby/ boyfriend/ uncle/ adult son come along. A bonus if it's your handyman: you can write out a work order for him while he's there. Safety in numbers.

2) NEVER give out any news on deductions or when they will get back the security deposit. I used to have problems with this all the time because I'd make comments like, "This hole in the wall comes out of the security deposit...." Then they'd argue, "It was like that when we moved in...." Blah blah blah. Or the tenant would ask, "Are you going to charge us for (damaged item)?" I don't answer that question. Here's what I say, "I'm just here to document the current condition of the unit. All charges are determined by the office when they compare the move-in sheet to the move-out sheet. The refund will be made within the time the state requires." That's it. If they try to force the conversation, I repeat, "I'm just here to document the condition of the building." As with many things in life and business, the less I say, the better! Btw, I do NOT bring the move-in sheet with me any more like I used to. That way I can plead ignorance of what the unit was like when they moved in. All I'm here to do today is document the current condition of the unit, "as is." If I write down, "hole in wall", there's nothing to argue about. There's a hole....right there...in the wall. I take a picture and move on. If they say, "We didn't do that," I shrug and say, "Thanks for telling me," and we move on. Later, in the safety of my home office, I check the move-in sheet and if there wasn't a hole in the wall...I charge them.

Those should help, unless there's another reason you fear walk-thrus that has nothing to do with either of those.

Your state's laws determine when/how tenants are able to be present at walk-thru. In Missouri, all I have to do is tell the tenant when the walk-thru will be. I get to schedule it, and I do not have to accommodate their schedule if they have other things going on. As long as I do it during normal business hours. If I sense trouble, I schedule it during time when they're at work so they'd have to take off.

I don't do walk throughs. Just be sure to take pictures of anything you decide to charge for. Never give any information until you have time to thoroughly inspect. It's too easy to miss something during a walk through.

And I don't want to get into it with a tenant who decides they now want an opportunity to fix things. Once they have emptied the property and it's been turned back over that is then end of them being able to fix anything.

Two weeks before my tenant is scheduled to move out I offer a Move-Out-Inspection. I will give them a written report as to the expected deducts and the cost against their deposit.

This give the tenant a chance to clean up better or get things fixed themselves.

For example: To have their carpets shampoo'ed, I will charge them $150. If they want they can rent a Rug Doctor Shampoo machine and for less than $40, do it themselves.

Then when they are moved out and I conduct the final inspection, I take more pictures and get estimates then provide these cost with the refund of their deposit. Here we have 21 days to refund their deposit.

Learned from this forum to document things I am not deducting, just as Lisa said. Might have been Lisa that taught me that in the first place.

As a fellow female landlord,I TOTALLY understand why you fear this part of this otherwise mostly enjoyable job. Accordingly, if you are required to do a walk through with a tenant in your state, I too recommend having couple good sized male friends or associates accompany you! Obviously, we are living in a new - ever more dangerous - world.!!!!

Good luck!

Millie

Johnny B. [MA] has given you some good advice.

FYI you have 30 days from when the unit is properly returned to your control to return the SD. Do not let the tenant try to rush you into giving them the final accounting & SD.

As he said in MA you are not required to do a walkthrough with an outgoing tenant. My policy is to give the tenant a letter stating what is expected of them at move out including the removal of all of their items including unwanted furniture, the cleaning of the unit, the returning of keys & providing a mailing address for the return of the SD.

If for some reason you have in any way mishandled the SD such as not provided a statement of condition at move in, deposited the SD in an escrow account or not provided an accounting of damages within the required 30 day period, I suggest you just return the full SD.

Hey Johnny,

Rather than getting into this whole 3x security deposit nightmare, why can a Massachusetts landlord opt for simply noting the main damageable things he is concerned about in the lease itself, thereby bypassing setting up a formal security deposit agreement?

THANKYOU

MIKE

Johnny,

First thanks fro responding!

Yes. Eliminating the security deposit altogether, is exactly what my partner and I are thinking about doing. Especially since so many tenants are successfully using this 3x angle so much now to an unfair level, and getting away with judges.

I mean Do you think that avoiding a security deposit agreement altogether going for damages at the end a bad tenancy would have as many potential conflict and problems as the alternative appears to be now having?

Thanks again for your respected input.

Mike

Johnny,

First thanks fro responding!

Yes. Eliminating the security deposit altogether, is exactly what my partner and I are thinking about doing. Especially since so many tenants are successfully using this 3x angle so much now to an unfair level, and getting away with judges.

I mean Do you think that avoiding a security deposit agreement altogether going for damages at the end a bad tenancy would have as many potential conflict and problems as the alternative appears to be now having?

Thanks again for your respected input.

Mike

First, I think Mike's idea might have some merit.

Second, I am pleased to hear that a LL can not be forced to have any further personal interaction with a former tenant, once they move out.

Don't do a walkthrough. Tell them to take photos if they are afraid someone will do additional damage and charge them for it It could only turn into a screaming match. Plus you will need time to find ALL the damage. If you point things out to the tenant and find something else later they could come back with BUT YOU DIDN'T TELL ME THAT AT THE WALKTHROUGH SO IT WASN'T THERE.

YOu let them know that you will be making a list of any damages as you clean and repaint the unit. Tell them to drop the keys off to yoou or leave them on a table. Then you immediately go and change all the locks. Don't wait overnight.

Don't do a walkthrough. Tell them to take photos if they are afraid someone will do additional damage and charge them for it It could only turn into a screaming match. Plus you will need time to find ALL the damage. If you point things out to the tenant and find something else later they could come back with BUT YOU DIDN'T TELL ME THAT AT THE WALKTHROUGH SO IT WASN'T THERE.

YOu let them know that you will be making a list of any damages as you clean and repaint the unit. Tell them to drop the keys off to yoou or leave them on a table. Then you immediately go and change all the locks. Don't wait overnight.

mike MA... you got it right.

Our new bottom line!

Since security deposit laws have now become so one sided in favor of confusing and tripping up landlords, we will no longer formally INCORPORATE them into our leases.

Henceforth, we will simply hold tenants fully responsible for any of the damages we duly note within the lease itself.

Hey Plenty of Mo.

Great idea, but are you sure its legal to collect double the first months rent?

Allie,

I don't so this with the resident. Not safe.

-deliver a move out checklist. Teach them your expectations to help them get all their deposit back. We do this when they give notice, and again 2 weeks later. We offer a $100 bonus if the place is spotless and nothing for us to do . Well worth it! and it DOES happen!

-tell them to text you when they are totally out.

-go over in daylight. Hard to see paint problems on cloudy days or at night.

-look behind every door for damage to the door and wall

-same in every closet

-work every light. Bulbs are $5 each

-do NOT keep your checkbook in the car so you are not tempted to give them a check on the spot.

-I take 100+ photos for evidence. Photos don't lie and eliminate he said/she said.

-give them written accounting of how you applied their deposit within your state's deadline and by your state's required method. I include photos of each item damaged and mark it with the cost to repair. Eliminates arguments and I'm ready for court if needed.

Have courage! It's YOUR property and YOUR investment. Protect it.

BRAD

I am sorry to hear that you dread this important task in LLing. Vacancies are costly. Factor in utilities, repairs, taxes, insurance and upkeep, around here vacancies can be one of the single largest expense periods. Couple that with getting no income during that time and your nice rental can easily become operating in the red.

The key is training your residents in advance of any move out so that there isn't any damages to speak of. A little training in advance, especially at move in - will go a long way for both you and your customer.