Hello,

Tenant moved out. Place was furnished. Left in a horrible mess. My cleaning person called them 'piggy'.

I need some guidance on security deposit and what is reasonable to charge, please.

1. for furniture items (example ottomans, area rugs) damaged beyond cleaning, do you reduce the full replacement amount charge to the tenant since items were previously used in the home but still in good condition? Or, do you charge the full replacement amount?

2. for a giant hardwood floor scratch/gouge that probably can't be fixed, how do you determine what is reasonable to charge the tenant?

3. It takes forever to get contractors in my area, so are estimates sufficient for withholding from a security deposit?

4. how much interest do you pay on security deposit, is there a reference index rate you use?

Below is specific list of damages. If you have suggestions about individual items, please let me know.

1. Area rugs were stained beyond cleaning. Need replacement.

2. Duvet cover was blood stained, won't clean with washing.

3. Fan remote control is missing.

4. Giant scratch in hardwood floor. Not sure it can be repaired.

5. Ottoman's with storage, which were still serviceable, had candle wax and other spills on the top. Now ruined.

6. Front screen door (has an internal roll up screen--Andersen model) was detached from closer arm and screen was broken out of track. I don't think the screen can be fixed so door needs replaced.

7. Only one of two keys provided was returned.

Thank you very much.

You can expect a wide variety of inputs on this topic-

Area rugs - I would depreciate the age based on a 7 year schedule and charge them them since this was a used item to start with typically.

Duvet cover - Probably note on the report it but not charge it to the deposit.

Fan remote control - see if you can purchase the remote itself. If you can't I would charge about 1/3 of the original cost of the fan, providing the fan works.

Giant scratch in hardwood floor - can probably be repaired using old English. That would easily be $200 around here in my low cost area though.

Ottoman's with storage - I would try to use wax paper and an iron first, If you believe it is ruined then I would depreciate the age based on a 15 year schedule and charge them them since this was a used item to start with typically.

Front screen door - $20 to reattach and get an estimate from the local hardware to rebuild the screen.

Keys - don't charge for a rekey, but do charge for a replacement key. $9. I use Landlord lock system so $9 is a fair price since the keys come from Indiana. Of course I initially ordered extra keys for each of sets though.

Waaaaaaaaay too complicated.

You simply charge what it costs to ifx (or replace, if destroyed) and clean everything. So the easy answer is get the work done (or at least get bids if you think the work itself will take more time than you have to return the deposit statement), and then bill the full cost against the deposit.

You gave it to them clean and in good condition. There is no reason why you should expect back anything less.

However, unless you have a beefy security deposit, odds are you will end up eating the cost on some of this. Hopefully, you have a forwarding address for them so you can sue for damages.

I've said it two dozen times (at least) on this forum: depreciation is a TAX concept, with no basis in reality. There is no reason to charge depreciated cost of items unless you have local laws/ordinances that require you to do so.

I'd love to see what LLs think about a 27.5 year old house, which technically is fully deprecated according to the IRS tables.... and yet if the tenant burns is to the ground at 27.6 years, I bet every landlord here would agree that the tenant owes them more than $0. Thus, I say again, depreciation is a TAX concept, with no basis in reality.

Get good quality pictures and have them date stamped ASAP.

For all of us:

1. Do you have "time dated" pictures of what the rental looked

like before you rented it to this tenant?

2. Did you have in the lease an inventory of "furniture" provided with

the rental?

3. Do you have some kind of "proof" of your original "cost" of the

furniture and damaged goods?

4. Did you conduct an inspection before your tenant moved out, pointing

out the noticeable damages and your proposed "deposit deductions".

As stated by other landlords above, your furniture and property had only

a depreciated value. Laminate flooring-15years. Appliances-7 years. Rugs-around 5 years.

Did you now pictures of the current state of affairs? And if you can't get contractors, you can always hire an experienced handyman go give you a written estimate. Or make up a list with pictures and send it to a contractor for an official estimate.

I one time hired a independent public adjuster to give me an estimate for my deposit deduction. It was out of sight and perfect for court.

I usually pro-rate items - most judges frown heavily on full replacement cost for an item that wasn't new.

Hardwood floor gouges can be filled and refinished - it's never exactly the same, but most judges don't care if it's not a perfect repair.

Call a local glass shop for the screen repair or replacement.

Keep samples of the ottoman cover with wax, etc in it, the duvet cover with blood stain still in it after washing. Take lots of photos.

Improve your screening process.

Question. Who says the rugs can't be cleaned? You? The rug cleaning guy?

James what you need to do is get off your butt and do some digging here. There are hundreds of posts about this very subject.

Oh! yea but then you couldn't cry poor ol me!

You didn't do your work as a LL now you want the easy way out.

I'm not sure how many times you all can do this HELP me out stuff.

Robert and the rest you should be made saints. I say it's Darwin!!!!!