 What amount (by Harpozoisnear [GA]) Jun 28, 2019 5:34 PM
 What amount (by JKJ [MA]) Jun 28, 2019 5:51 PM
What amount (by OPM [OR]) Jun 28, 2019 5:52 PM
What amount (by Vee [OH]) Jun 28, 2019 5:55 PM
What amount (by 6x6 [TN]) Jun 28, 2019 7:10 PM
What amount (by AllyM [NJ]) Jun 28, 2019 8:52 PM
What amount (by MC [PA]) Jun 29, 2019 7:20 AM
What amount (by WMH [NC]) Jun 29, 2019 7:29 AM
What amount (by myob [GA]) Jun 29, 2019 9:46 AM
What amount (by WI House [WI]) Jun 29, 2019 3:25 PM
What amount (by myob [GA]) Jun 30, 2019 7:26 AM
What amount (by WMH [NC]) Jun 30, 2019 7:41 AM
What amount (by myob [GA]) Jun 30, 2019 9:03 AM
What amount (by Harpozoisnear [GA]) Posted on: Jun 28, 2019 5:34 PM
Message:
State Specific Question About: GEORGIA (GA) The tenants have lived in the rental for 2 yrs. Actually, really good folk. No troubles. Payment always on time. Did a preliminary walk through today & it's pretty clean - except - the holes & condition of the walls. Scuffs, holes, marks from three kids & them just hanging stuff - certainly not like brand new painted walls in the photos from 2 yrs ago.
Can't rent it this way. All must be painted. 1300 SQ FT
YES I'll have pics when they came in, now I'll take b4 and then after it's painted pics, of course, for the next tenant.
What's the definition in this case of what is normal wear & tear usage?
Do Charge something to paint these? Or face it, this is part of being the Management? If we lived there wifey & I wouldn't have these wall results. --24.126.xxx.xxx |
What amount (by JKJ [MA]) Posted on: Jun 28, 2019 5:51 PM
Message:
I think the definition of normal wear and tear will vary state by state, and even then, judge by judge. With that said, I think a few small holes ( like from a tack or the small nail from a picture hanging hook) left from hanging a picture and some minor scuffing from furniture would be considered normal wear and tear. It sounds like it’s a bit more that that though. --71.248.xxx.xxx |
What amount (by OPM [OR]) Posted on: Jun 28, 2019 5:52 PM
Message:
WEAR & TEAR DEFINED AS:
A CONDITION THAT RESULTS FROM THE CUSTOMARY USE OF AN ITEM OR PART OF A PROPERTY, AS DETERMINED BY THE LANDLORD OR A SERVICE PROVIDER.
AN EXAMPLE WOULD BE: NON-DESTRUCTIVE, WEAR PATTERN ON A FLOOR FROM FOOT TRAFFIC.
DETERIORATION, WHICH OCCURS, BASED UPON THE NORMAL USE FOR WHICH THE ITEM OR PRODUCT, TO INCLUDE FLOORING, PAINT, OR THE RENTAL IS INTENDED, WITHOUT NEGLIGENCE, CARELESSNESS, ACCIDENT, OR ABUSE OF THE PREMISES OR EQUIPMENT OR CHATTELS BY THE TENANT OR MEMBERS OF THE HOUSEHOLD OR GUEST.
SOILAGE (DIRT & STAINS) ARE NOT NORMAL “WEAR AND TEAR".
DAMAGE IS DEFINED AND INCLUDES, BUT NOT LIMITED TO:
DIRT, HOLES, CUTS, BURNS, BROKEN ITEMS, AND ANY CONDITION NOT PRESENT AT MOVE IN, AND IS NOT WEAR AND TEAR.
DAMAGE IS A CONDITION NOT AS A RESULT OF CUSTOMARY OR INTENDED USE.
DAMAGE IS A RESULT THAT IS INCONSISTENT WITH THE MOVE IN CONDITION OF THE PROPERTY, AS SHOWN IN THE MOVE IN REPORTS.
DAMAGE IS A CONDITION THAT IS ALSO OBVIOUS, SUCH AS A BROKEN WINDOW.
OR WHERE THE NORMAL AND CUSTOMARY USE WOULD NOT RESULT IN A CONDITION DIFFERING FROM THE MOVE IN CONDITION, OR DEFECTIVE CONDITION AS MAY BE FOUND AFTER THE TENANT/S MOVE OUT.
OTHER RESULTS MAY BE CONSIDERED DAMAGE BY THE LANDLORD.
THE MOVE OUT CONDITION WILL BE COMPARED TO THE MOVE IN AND PREVIOUS CONDITION TO DETERMINE IF THE RESULTS ARE DAMAGE OR WEAR AND TEAR.
--162.247.xx.xx |
What amount (by Vee [OH]) Posted on: Jun 28, 2019 5:55 PM
Message:
If there is no damage like nail holes, doorknob punctures, furniture denting, smoke stains from candles medical MJ, tobacco or nicotene then the paint may just be worn - however most paints in the last 10 years offer a 25 years or more finish until the damages arrive, best to get a estimate to repair and begin 3-400 hundred dollars per rent cycle to pay off so they can get back something from the deposit. I would not accept any of those 150 per month payments - took a few months to damage and should be paid off in a few months or evict before it gets worse. --76.188.xxx.xx |
What amount (by 6x6 [TN]) Posted on: Jun 28, 2019 7:10 PM
Message:
What kind of holes are you referring to?
It sounds like it is way more then normal wear and tear.
I would bill for damages.
OPM(OR), Nice detailed list. Does this hold up in court? --73.120.xx.xxx |
What amount (by AllyM [NJ]) Posted on: Jun 28, 2019 8:52 PM
Message:
It sounds like wear and tear but really a lot of it. Scuffs and nail holes are wear and tear. Big holes, bigger than a nail hole are damage so you need to count the ones bigger than a nail hole and charge them. We HAVE TO paint here. I think every landlord who has tenants for three or four years should repaint. --173.61.xxx.xx |
What amount (by MC [PA]) Posted on: Jun 29, 2019 7:20 AM
Message:
Wait until they are out as well. Damage tends to appear then. Rugs hide stains,pictures hide holes, etc. Depends on the size of the holes.. --73.230.xxx.xx |
What amount (by WMH [NC]) Posted on: Jun 29, 2019 7:29 AM
Message:
What kind of paint? We use semi-gloss and I have tenants who have been in place for ten years whose walls are still in great shape.
Paint doesn't just wear off the walls. After two years, that does not sound like normal wear and tear. BUT will the judge agree? --50.82.xxx.xx |
What amount (by myob [GA]) Posted on: Jun 29, 2019 9:46 AM
Message:
Our policy: if the lease is to term (1 year min) normal wear is scrapes and small nail holes and a year in the property will require re paint. We use paint sticks and have a normal rental done in about 4 hrs. Use same type paint for 35 years.
Our move in minimum charges and fees schedule covers large holes 2x2 4x4 and run 25.00 to 45.00 to repair.
We do have as part of our lease-- that if lease is not to the first year term-- painting is 600.00 period. A judge has questioned this but we pointed out the lease term and rent is for one year if they don't make that year the rent we should have made isn't enough to cover painting every 6 months or so. He didn't have a problem with that. Especially since tenant agreed to it. --99.103.xxx.xxx |
What amount (by WI House [WI]) Posted on: Jun 29, 2019 3:25 PM
Message:
MYOB, A little off-topic here, but what do you mean by a paint stick? --47.41.xxx.xxx |
What amount (by myob [GA]) Posted on: Jun 30, 2019 7:26 AM
Message:
WI house-- Paint stick? Just the greatest tool for LL's ever invented. Costs about 19.00. I keep 10 in my warehouse and 4 on my work truck. Its the basic model uses suction to draw paint into the tube -- we've been using them for years. youtube it. Our hint for this tool is: for 35 years we've used the same paint-- Glidden Antique White in one gallon cans-- its the same formula since we started. Our experience is this-- once you use it the first time-- in between tenant painting--- usually only the center 4 ft of the wall needs paint-- from couchs-beds tv's-- so do you need to paint the whole wall each time? It's not bright white or gloss or semi gloss just flat wall paint. 4 hrs is usual time from start to finish of clean up 3/2bath great room. Over 30+ years and 60+ houses I've painted well over 1000 interior homes-- used every tool imaginable and the paint stick is the best. --99.103.xxx.xxx |
What amount (by WMH [NC]) Posted on: Jun 30, 2019 7:41 AM
Message:
Paint sticks are great time-savers for painting but cleaning them is stupid time-consuming. So at $19 a stick just toss them, don't try to clean.
Also they do not work with 5 gallon buckets after a certain point, the paint get too low for the plunger to reach. You will have to pour the paint into a gallon bucket to use the second half or 1/3 or the 5 gallon bucket. --50.82.xxx.xx |
What amount (by myob [GA]) Posted on: Jun 30, 2019 9:03 AM
Message:
yes you can use 5 gal bucket. stick one tube into another tube end and tape the joint to seal it together. --99.103.xxx.xxx |
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