Electrical panel main breaker went bad. Most of the house had electricity but not the hot water heater.

Electrician couldn't find a breaker that would work in the old box. So he changed the whole box and charged me $1300. It took awhile for the problem to get resolved. About 15 days. Due to electricians schedule, attempting to find breakers that would work, box replacement, issue with tenant not being home to let him in, etc.

Tenant got upset and moved out. Problem started night of Oct. 15th and She moved out at end of month. Tenant was on a month to month lease.

Now she wants full sec. Dep. Back pus reimbursement for 15 days rent.

There was some damage to the house

She ruined the carpet in the living room. She claimed her vacuum sucked up a loose Yarn of the carpet. There was carpet Missing 3" wide by 3 ' long. Forcing me to replace carpet. She claims she shouldn't have to pay for that carpet damage because she was just trying to clean it. Her dog chewed on my base trim corners. 3 blinds missing. Dog claw scratches into trim on doors.

Rent $560/mo. Sec dep $700

How much should I give back?

She is already threatened to take me to Court.

Your accounting should take into account both the damage done and the abatement of rent due to uninhabitability.

...issue with tenant not being home to let him in...

No hot water for 15 days, she is entitled to some kind of refund on the rent for that 15 day period. Because she did in fact stay there fore that 15 days, I would sy she still owes some rent, just not the entire amount. I'd say 50%. So you owe her a refund of $140 for the 15 days without hot water.

She had a right to move out without 30 days notice, because the property was uninhabitable. So no dings there.

Was the carpet subject to damage by a vacuum cleaner pulling a thread? Figure out the damages to the property -- the carpet, the blinds and the dog damage, give her additional credit for the rent abatement, and pay the refund or bill her for the amount still owing.

Agree with Robert give her a credit for 15 days then deduct all damages. I don't think you will be shelling out any cash via refunds!

Ah the 2 cents dept.

Of course this is all subject to MN laws...

Do they define habitability..

you say the home had power, just not to the HWH

So if she could heat water on the stove.. and had all the other power.. sorry not a habitability item

She chose to move out..

Many states have a process for claiming habitability and as long as you are making the effort..your ok..

But perhaps there is more

I agree with OPM that none of us here is familiar enough with your state's laws to know if proper procedures were followed. I'd splurge and pay a local, experienced, land lord / tenant attorney a few $$$ to get a rock solid answer as far as habitability issues for lack of hot water heater only. You need this answer ROCK SOLID for not only this specific issue, but also for the future. What issues constitute inhabitability? How much time frame do you have (legally) to make repairs before rent should be abated? Did the tenant follow proper procedures? Did YOU follow proper procedures?

Zoinks Batman!

Read your state law. Look for something like

"tenant must allow reasonable time for repairs." This has saved my neck many times.

2 weeks is too long so she might get the judge's ear on this one.

Me? List

rent owed

Late fees

Cleaning and repairs

subtotal

deduct deposit

deduct an COURTESY INCONVENIENCE amount for lack of hot water

Total TO or FROM Resident

.

I would give her exactly what she wants.

3 days without hot water is a big problem. 15 days is just neglect. Your electrician could have hacked in a temp subpanel in 2 hours and you would have hot water.

From the tenants perspective you did not do enough to make things happen.

On the third day, 9am I'm calling other electricians to make this happen.

Electrician calls me and says I can't get in, I'm in the car on my way.