deposit return
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deposit return (by 6x6 [TN]) Dec 3, 2018 4:45 PM
       deposit return (by 6x6 [TN]) Dec 3, 2018 4:49 PM
       deposit return (by S i d [MO]) Dec 3, 2018 5:27 PM
       deposit return (by 6x6 [TN]) Dec 3, 2018 5:49 PM
       deposit return (by 6x6 [TN]) Dec 3, 2018 5:55 PM
       deposit return (by Still Learning [NH]) Dec 3, 2018 6:02 PM
       deposit return (by LindaJ [NY]) Dec 3, 2018 6:50 PM
       deposit return (by LindaJ [NY]) Dec 3, 2018 6:52 PM
       deposit return (by Hoosier [IN]) Dec 3, 2018 8:56 PM
       deposit return (by BRAD 20,000 [IN]) Dec 3, 2018 9:46 PM
       deposit return (by AllyM [NJ]) Dec 4, 2018 9:40 AM
       deposit return (by 6x6 [TN]) Dec 4, 2018 2:48 PM
       deposit return (by Don I [MO]) Dec 5, 2018 4:19 PM
       deposit return (by 6x6 [TN]) Dec 5, 2018 6:29 PM

deposit return (by 6x6 [TN]) Posted on: Dec 3, 2018 4:45 PM

Day 18 of 21 day challenge. I just had tenants move out at the end of November. I asked you all about doing a move out check list and inspection with them and then giving them any deposit. You all informed me not to do a move out and not to get in a hurry to return any deposit. Thank you all so much for your advise. I have been cleaning on the house and made a list if damages. I have it in my way too short lease and I told them on at least three different occasions in person and by phone the place has to be as clean when they leave as when they moved in. They don't follow directions. There was feces all over toilet under lid and even outside of bowl. There was grease all over walls,cabinets,floors,ect... in kitchen. I'm thinking $200 cleaning fee. Now to my actual question. When I send pictures and if any remainder of funds what should my letter say and look like? I'm planning on doing all of the work myself,so how do I show charge for labor? They moved to Atlanta and I do not have anything in my lease agreement with them about disputes so I hope they don't sue me! Sorry for such a long conversation. Thank you all for your time and wisdom.

deposit return (by 6x6 [TN]) Posted on: Dec 3, 2018 4:49 PM

P.S. Damage deposit was only $700. I will be changing that!!!

deposit return (by S i d [MO]) Posted on: Dec 3, 2018 5:27 PM

#1: Don't do it yourself. You're a real estate investor. Hire a cleaning lady at $20/hour to clean the poop...unless you really enjoy dealing with other people's s#it...

#2: Bill against the security deposit based on the invoice from your cleaning lady along with other charges, late fees, and unpaid rent. Send the accounting statement to last known address within the time specified in your state statutes.

#3: Crack open a cold beverage and enjoy being a professional business owner vs. a hobbyist.

deposit return (by 6x6 [TN]) Posted on: Dec 3, 2018 5:49 PM

Sid,thank you for your advise. I have actually already cleaned the house. There are no late charges or unpaid rent ,thankfully. There are ,however,two damaged interior doors and a missing shower curtain rod and a cracked bathroom sink. They must have dropped something out of the medicine cabinet. I do the repairs I can myself to save money. I still have a lot to learn about land lording and I need to have a much better lease. I just wont have receipts for labor but will have for supplies. Do I need to send copies of receipts anyway or just an accounting statement?

deposit return (by 6x6 [TN]) Posted on: Dec 3, 2018 5:55 PM

Also do I need to send a detailed letter explaining charges or just the accounting list of supplies,labor charge and cost of supplies. I hope one day #3 on your list is something I can achieve because I Finally have gotten every thing right. Thank you again.

deposit return (by Still Learning [NH]) Posted on: Dec 3, 2018 6:02 PM

Every state has different rules about this. Look up TN laws to make sure you send the accounting/any money owed to them in the correct timeframe. I use a 1 page paper showing amount of deposit, add any interest owed according to law, subtract any rent, repairs, etc by line item and then show how much is owed to tenant or landlord. I do not send photos or receipts. Most donít question anything. To figure out my labor charge, I go on Craigslist and find some ads for clearers/handyman and use a similar rate or slightly lower so hopefully it would not be questioned if we made it to court.

deposit return (by LindaJ [NY]) Posted on: Dec 3, 2018 6:50 PM

There are some things you can save money and do yourself. Those are the things that you pay for not the things the tenant pays for. Need a faucet, save the money and do it yourself. Upgrade between tenants, do it yourself.

Cleaning when they vacate and do not, hire someone, charge their deposit. Repair doors they broke, hire someone, charge deposit. They pay, so you don't have to save money. This also gets a relationship with cleaning and repair people, so when you can't do it, you can call them. Take all the invoices, add them up and charge the deposit. If it goes over the deposit, take them to small claims court for it.

deposit return (by LindaJ [NY]) Posted on: Dec 3, 2018 6:52 PM

Oh and take lots of pictures to backup those costs.

deposit return (by Hoosier [IN]) Posted on: Dec 3, 2018 8:56 PM

My lease has an hourly rate stated in it that we charge for repairs. If I do myself, I simply state how long it took me...if they want to contest it they can do so in court....but I think they are reasonable fees.

We also have in our lease some very specific fees...for example:

1) Oven cleaning $35

2) Bathroom cleaning $40

3) Cleaning out refrigerator $20


Find the things that often need done and specifically state them...then they've agreed to it up front and should be easier to support in court.

deposit return (by BRAD 20,000 [IN]) Posted on: Dec 3, 2018 9:46 PM


TONS of photos. Iíd put the toilet pic right on top.

My lease is clear: a full page, 2 columns, with STANDARD CLEANING AND REPAIR COSTS signed at move in.

The prices include time amd materials and $50 /hour. They purposely left this for YOU. They could have cleanit themselves.

I copy/paste the pic onto a Word doc and write the room, problem, and cost the repair. Pictures donít lie in court.


deposit return (by AllyM [NJ]) Posted on: Dec 4, 2018 9:40 AM

Here in NJ I get SOMEBODY ELSE TO DO IT because I need to send photocopies of the receipt for the work done with the balance of the security. Best thing you could ever do is pay someone else and get that receipt to shove in their faces. And spell it out about the hazardous waste they left in the bathroom

deposit return (by 6x6 [TN]) Posted on: Dec 4, 2018 2:48 PM

Thank you for your advise. I will check the TN laws on this. I have pictures. I will make an accounting sheet. I realized last not in my sleep that I'm saving them money not me! I am having to do other things that are on me which I can save me money on. These guys both worked in news media,that is why I think they might contest. My fear is if they sue it will be in Atlanta which means I would have to go there to fight it.

deposit return (by Don I [MO]) Posted on: Dec 5, 2018 4:19 PM

Why would it be in Atlanta? Is that where the property is?

deposit return (by 6x6 [TN]) Posted on: Dec 5, 2018 6:29 PM

I'm thinking it would be in Atlanta because that is where they moved to and I have nothing in my lease about were disputes would be resolved. The house is in Knoxville,TN. Hopefully I am wrong and it would be in TN. Actually,hopefully it won't even be an issue.

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