State Specific Question About: MINNESOTA (MN)

SORRY THIS IS SO LONG BUT I AM FUMING AND VENTING. THANKS FOR LISTENING. PLZ READ ON. I NEED ADVICE.

My renter is almost fully moved out. I showed he place today and noticed the shower corner shelf(one of those

all-in-one hard shelled shower units) has a about a 3/4 in patch of gray something or other on the edge of the shelf where you would place your bar soap. I cleaned every inch of that stall b4 she moved in. She now tells me it was cracked when she moved in so she went to the hardware store and they gave her stuff to patch it. Its a gray patch on a white stall. She is not mistaken. She is a liar.Also the microwave door won't open. Now she says I told her when she moved in that she has to press the button and then lift the door. Thats crap too. I never would ask renter to do that.I cleaned the shower and the microwave and both were in perfect order B4 she moved in.

I had emailed her calling her a liar but then I did not send it cuz I thought I might regret it.... What would you do? The microwave is old so I was willing to let that go but I feel like charging her just for lieing. The shower stall looks really crummy in that spot. Should I ignore her lies, wait till she cleans the place and then hold back some of the damage money that I will eventually mail her with an explanation as to why $$$ was withheld? I can email any of you a picture of it if interested.

Now how do I refix that shower spot...paint over the gray patch? I can't believe any hardware store would sell her something that is gray when the stall is white.

I am so pissed at her lies more than anything. Do you think the shower thing is normal wear and tear? I really don't know but I don't think so. She was there 2.5 years, paid on time usually and lied about other stuff too.

Wait until tommorrow or later until you have cooled down emotionally before you do anything...

I am not an expert, but the gray stuff sounds like an epoxy or filler...you should be able to use a dremal tool or other tool to grid it out and below surface and then patch properly...

RE: microwave...you will have to depreciate it, say 5-7 yrs...how old was it?

It also sounds to me like you did NOT have a pre-move in inspection check list to list any potential pre-exiting maintence thingees that would not be charged against their SD...

Not normal wear and tear it's damage. That is what the security deposit is for. You have a move in check list? You have move in pictures?

Then it's no problem Bill her.

No don't email her. Just wait until she is out and bill her.

If you can get the grey stuff off and replace with white that is what I would do. Perhaps sanding it off will work. If the area will work with glueing a mirror over the area that has worked well for some LL's.

Doesn't sound like it would work in the soap dish area for you though.

The microwave. Depends on what kind of shape it's in. If it's a free standing micro and not a built in /part of the stove type. They are cheap just replace it. If a built in order the part and replace it bill her for all costs including labor if your state allows it.

you are right, no pre move in inspection. Boy I will have one for the next person.

Mary,

I hear you. Sometimes our tenants repair things to avoid bothering us or having to admit they broke something. Take a deep breath. While what she did was wrong, it does sound like she at least tried to ask someone at the hardware store on how to fix it correctly, but they gave her wrong product.

I'm having a similar problem in that my tenants have recently taken it upon themselves to do several minor repairs without asking me first. One situation was made worse because of this and I couldn't fix, had to replace a lock.

Did I miss something? You said "should I reply to her email?". Did her email say that these items were like this when she moved in? If so, keep it for evidence that she knowingly made repairs without your consent. She will be hard pressed to show a judge evidence that it was like that before. Your word against hers.

As hard as it is, please don't put anything in writing that a judge may see as harassing her. Keep it professional. Just document what happened, take pictures now, then repair and take pictures afterward. Then deduct from security deposit.

Check your local law to see what it says about move-in inspections and/or requirements for tenants to report defects found after moving in.

In WI, tenants have seven days from move-in to report, in writing, any defects found in the unit. If they fail to do so, or if they overlook a defect, within seven days, the unit is presumed to be in good condition. Any pre-existing defects not reported can be charged to the new tenant.

Get a digital camera. On move in, take maybe 200 pictures. Concentrate on handles, bath shelves, faucets, doors and handles, windows, carpets, floors, whole walls, etc. Anything that can break or get wear and tear. Don't forget outside.

Print two index copies. One for the tenant. The other for you. The tenant signs and dates your copy at move in.

Now you have signed proof of move-in condition and tenant knows you have pictures of it.

Do a walk through also. If there is anything not good, they have to note it on the written inspection then or notify you in 48 hours. If mailed, must be postmarked on time.

Now you are covered for next time.

Your lease should say the tenant is to report in writing any damages to unit within a certain number of days after move in. Also I find is easier just to video tape the whole place on movein for reference.

Microwave forget it. You would have to prove intensionaly damaged and did not just wear out.