Tenants have generally not followed lease in terms of: requesting permission to install anything - on walls, etc. - without permission from landlord. They gave notice by email at 10:30 pm on day that rent was due. The lease requires that they send notice by mail to my home address. They generally paid rent on time.

They have left poop in the toilet (that is stuck to base/does not flush away!), grime everywhere - on and around countertops, in between tiles, oven, etc., divits in base of a kitchen cabinet (looks like they dug out water damages), poorly spackled spots on wall that must be sanded and painted.

They lived there for two years. Apartment was newly painted and spotless when they moved in. The lease states that 'if the home is not returned in the same condition it was received minus normal wear and tear, fines will be assessed from the Security Deposit on file.

What am I allowed to take out of their security deposit in DC? From doing research in DC law, it seems that the lease does not seem to matter too much.

If I do cleaning, repairs and painting myself, how much am I allowed too charge hourly? It seems that this will take a lot of time. Is there a limit on the hours to do these things?

Too bad really. You have been a LL for at least 2 years and only now you ask: WHAT CAN I DO? Did you think they would stay FOREVER?

Did You screen these people? This is exactly why, for me anyway, I look at some of these questions and say WHAT WERE YOU THINKING AND WHEN? WHEN DID YOU THINK YOU WERE A LL?

I FEEL SORRY FOR YOU -- honestly I do but you've thrown out questions that 200 and 300 page books have had the subject written about. There have been hundreds of posts here covering all of these questions and I would venture to say-- you haven't looked at one-- OK maybe one.

Maybe its nail polish or paint on the toliet?

And - grime everywhere - on and around countertops, in between tiles, oven,

That is certainly housekeeping.

1) Before you rent again, you need to change your lease so that all this is spelled out.

2) Buy a few books on rental properties.

3) Read the uniform code for DC to see what is allowed.

Vonnie - Don't mean to pile on, but MYOB is exactly right.

Two years and your asking the very basic of LL questions.

And your statement "it seems the lease does not matter much" man or man. You have a long ways to go.

Maybe you should consider fixing and selling, especially with DC, if that is Washington DC, being so Tenant friendly.

If you don't want to sell at the very least hire a competent Property Manager.

Being a LL that makes money is NOT easy.

Hi Vonnie,

The first time a tenant trashes and/or tears up a house for you, it's a kick in the gut. I get it. We were all there once, and so many of us have become numb to it. Too easy to let emotion cloud our thinking.

Step 1: Find out how many days the law in your area gives you to account for and return the deposit, if any, along with the itemized accounting statement. See if there are any specific receipts you have to provide. In Missouri, the only receipt I have to provide is one for carpet cleaning, but since most of my places don't have carpet that is 90% irrelevant to me. I have 30 days to mail the accounting statement and refund. If it takes longer than that for cleaning/repairs, I get a contractor to write me a bid/estimate and use that.

Step 2: Clear, repair, bill against the deposit and send tenant the notice for deficiency if their deposit doesn't cover it to last known address.

Step 3: Next tenant....

I have a few pieces of advice:

1) Learn what matters and what doesn't. I don't care if they lived there 10 years and paid rent on time every month. The lease requires WRITTEN NOTICE, not EMAIL NOTICE. Paying rent on time is average behavior. It is the minimum expectation. Now if you told me they consistently paid 3 months in advance, THAT would be noticeably above average behavior.

2) If you're not going to enforce a clause in your lease, take it out. Again, this applies to tenant giving proper notice and anything else. If you fail to enforce your lease, a judge in court might take this as a sign that the lease was altered and/or irrelevant is certain areas. Be firm, be fair, and always follow your lease. Or take out the parts you don't want to actually enforce. If your lease says "no pets" and they move in pets....kick 'em out. Or get rid of "no pets" clause.

That's enough for now. Get it clean, get it fixed, get it rented. You'll get better after the 3th-4th time you do it!

Deductions from a security deposit should not be called "fines".

My local judges would consider the cleaning and light repairs you described as normal wear and tear.

OK so there you haver it the crutch you were looking for. So kick back and do what you've done for 2 years------- NOTHING.

James VA glad you hit the send button 3 time's. Plenty MO -- CHEERLEADERS??? REALLY???

How about this: Oh Vonnie it's OK baby. Everything will be OK. You just sit there and it's good honey. Really don't worry.

After further consideration. Keep doing what your doing-- mentor others if you can.