How dirty or clean should a house/apt be when tenants vacate??

Sounds like they didn't like to clean

and after 4 1/2 years,

their gonna start all over, having found a cleaner place.

I expect it as clean as a hotel room.

That includes cleaning behind the frig and stove and behind the toilet, cleaning the fan blades on ceiling fans, windows inside and out, and all the cabinets. If it isn't, take photos, document it, and call a professional cleaning crew to take care of it and charge the tenant.

I rented a two bedroom apartment to two struggling actresses, who waited tables to pay their rent. After a 3-1/2 year stay, they decided to move to a cheaper neighborhood. I inspected the apartment around a month before they were going to move out and provided them with a "list" of things to clean in order to receive their full "deposit" back, since money was an issue with them.

They have never cleaned the metal mini-blinds, base boards and other things were just note kept up. I explained that normal wear and tear would not be an issue, but some surfaces and windows were never cleaned and had layers of dirt built up. I wanted to wave a cleaning fee, but any "extra" time my crew had to spend would go against their deposit. I followed up this inspection with emails and a letter sent to them.

They moved out and the place looked horrible. They did not spend any time cleaning up. No work was done to clean the appliances (Stove, Refrigerator, washer/dryer, dishwasher or microwave oven).

So I had my crew clean up. I had one guy only work on cleaning the mini-blinds and base boards. A gal working on the appliances by the clock. Everyone else cleaning floors, walls, counter, cabinets, etc.

I then deducted from my tenants $2,400 deposit $144 for cleaning the mini-blinds and baseboards--nothing else. I sent them a check that they cashed. The x-tenants, girls, were furious and said I cheated them. If they would had the time, it wouldn't have cost them anything.

SO no mater what I deducted from their deposit, they would never be happy.

"How dirty or clean should a house/apt be when tenants vacate??"

CA law says, As clean as "necessary to return the unit to the same level of cleanliness it was in at the inception of the tenancy." The reference to the state of cleanliness at the inception of the tenancy is critical to a judge's analysis of how much deduction from SD to allow.

Interestingly, I had a different experience with young ladies than Robert J. My two young ladies were not struggling actresses, but PhD students at UCLA in Biochemistry. They supported themselves by waitressing at a GOOD restaurant and their applications (verified) showed each of them to be earning greater than $50,000 (back in those days). They left after getting their degrees to take a better apartment, but mentioned that they were earning less money now that they had achieved professional employment.

Eileen, I suggest you do a search of all posts by WMH, especially regarding her She starts preparing her tenants for move-out during the move-in process. Gets her units back rent-ready clean very, very high percentage of the time.

It hasn't been discussed on the forum for a bit, but there are many good posts in the archives.

As clean as it was when they moved in. Did you do a move-in inspection/walk through to document the condition of the unit so there are no arguments? If not, then it becomes a game of "he said, she said". While I doubt it would go to court, if it did then you'd have to be confident that your charges will be held as valid. Bare minimum: take pictures NOW to show the condition.

Yes, I feel your pain. I just got rid of "buffalos" in one of my rentals. Same story, never cleaned from day one. The song, "..where the buffalos roam..." is so fitting here. In my lease I request for the property to be returned as found. We do a walk through and they sign off on that list which includes each room. They inital where is says: returned the same. And I ask for a LARGE deposit. And I take photos and video of the property before they take possession. That's all you can do, beside the occassional visit inside. I try not to be intrusive. But you must be strict about how they leave it. My "buffalos" just flat out did not care. And they are getting zero for security return. And I sent an itemized bill for damages, and pigginess ( foot prints on the wall across from the comode- no lie) and for the additional $700 that will be needed to bring things back to speed. At some point neglect and crud cause deterioration like in the dishwasher and dryer vent. Will I get it? No, am I going to pursue it? No, it's not worth the time. I am happy they are 'roaming' elsewhere, and I did not have to evict, just denied resigning. I am taking the opportunity to remodel and update. I will increase the rent substantially with these improvements, and that will take care of the additional damages. And I am good with that.

Eileen,

A proper lease has this spelled out IN WRITING. You must have this in writing to defend your bill if this goes to court. Without this spelled out (My lease has them initial this clause) the judge does not have to grant ANY cleaning costs.

Indiana LL/T law states "Broom clean".

This issue is VERY important to proper management. The entire year of profit can be lost with one awkward move out.

Mine states

"Perfectly clean, nothing for our crew to do, ready for the next residents, as clean as when you moved in." Then it has a checklist of things to clean

AND a $100 bonus if there is nothing for us to do.

They agree on the lease to $65 per hour for us to clean and repair.

The problem I see so often is the LL did not get the home super clean, smelling fresh, and ALL repairs made before giving the keys to the new resident.

At move out they complain "Judge, it was filthy when I moved in, here are pictures showing how dirty."

Brad 20k,

I just have a walk thru page at the end of the lease. Just states that tenant and LL agree that these areas are found. I just do it is say the floors have scuffs or carpets have light stains.

Then anything else should be covered, or at least has been for me thus far.

I like the idea that you charge $XX per hour. I wonder if my judge will allow that.

Interesting that you give a bonus for doing what they should have anyhow. It would be worth it rather than having to pay to get stuff done and then trying to collect it after eviction or some such.

That is so bad for the small guy like me. I am out the rents and now have to add to damages by hiring the work done. Then hope that I can collect.

If it doesn't look too bad and I feel I will have little time in it I just do it myself as far as cleaning goes. My last two cleaners are still off the reservation. Back to can't find people to come in and do it.

Actually the very last person I hired worked one day and bailed. Told her I had to finish the job because I had it rented again. She said well you didn't have to do much. I paid her a little and lost her phone number.