I solve the problem by only putting self-cleaning ovens in my rentals.

Don't provide stoves, refrigerators, window a/c's, washers or dryers unless it is required by some law in your area. Let them provide their own.

As for the rent and utilities, go after her if you want to and think you can get the money.

Tighten up the screening. Now that the eviction moratorium is being lifted in some areas expect a flood of people who don't pay to be applying.

She paid her rent on time for 2 years - UNTIL SHE DIDN'T.

Just curious what the deposit is, that it wouldn't cover this so called minor things?

Mary,

We LLs have lots of procedures to protect is on the move IN (signed app, 19 point screening, credit reports, deposits, lease...) but few LLs have procedures to protect themselves on the move OUT.

When we tightened the move OUT policies we stopped losing money and reduced stress.

In your case be certain to provide the state required written Deposit Settlement before the deadline. We include before and after pix to avoid arguments. We charge $65 /hour for cleaning and repairs.

Ours includes a Promissory Note with payment plan "to avoid court and atty fees", with self addressed stamped return envelope.

We are seeing FANTASTIC results AND the money AND avoiding court. Almost all sign and pay.

Some LLs offer a discount for prompt payment in full.

Do this immediately.

Suggestions: ZERO TOLERANCE on lates. We send a 3 day late notice by text "to avoid sheriff eviction" and 90% pay. The day the rent was late was the time to take action.

We supply self cleaning ovens only.

We offer a $100 bonus to leave the home spotless, nothing for us to do. That's less than our cleaning lady.

Stay strong.

Cleaning (not done prior to move-out)

General cleaning of the home $20 per room

Additional extensive cleaning if needed $75

Refrigerator $35

Stove $30

Carpet Cleaning and / or Deodorizing $150

It is a given, a long term tenant will move out leaving a dirty free standing oven. So I have several choices, to clean or replace it! A new replacement will cost between $500 to $800, depending on it's features.

Cleaning the old beast! Before I try I'll check of the door seals, working burners and oven. If it works but is only dirty, then I can:

A) Clean it in place using a non-smelling oven cleaner

B) Dolly it outside and use a oven cleaner and pressure washer.

In other case, I've NEVER charged a long term tenant for the cost of a new oven/stove! WHY? Because of the Depreciation Schedule.

I would have written off the cost of a new oven over a 5 year period. So even a $800 oven after a 4 year tenancy has only a $160 value. And this tenant would have made me $30,000 in profit over those 4 years. I should kiss the ground they walk on instead of considering suing them in small claims court.