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CARPET CLEANING (by Dave [CA]) Feb 22, 2023 11:39 AM
       CARPET CLEANING (by Moshe [CA]) Feb 22, 2023 12:05 PM
       CARPET CLEANING (by Sir Walter [NC]) Feb 22, 2023 1:00 PM
       CARPET CLEANING (by Vee [OH]) Feb 22, 2023 1:02 PM
       CARPET CLEANING (by Allym [NJ]) Feb 22, 2023 1:09 PM
       CARPET CLEANING (by myob [GA]) Feb 22, 2023 1:58 PM
       CARPET CLEANING (by tryan [MA]) Feb 22, 2023 4:26 PM
       CARPET CLEANING (by Jim in O C [CA]) Feb 22, 2023 4:59 PM
       CARPET CLEANING (by BRAD 20,000 [IN]) Feb 22, 2023 5:48 PM
       CARPET CLEANING (by don [PA]) Feb 22, 2023 10:01 PM
       CARPET CLEANING (by PG [SC]) Feb 23, 2023 9:18 AM
       CARPET CLEANING (by Oregon Woodsmoke [ID]) Feb 23, 2023 11:44 AM
       CARPET CLEANING (by Robert J [CA]) Feb 24, 2023 4:18 PM
       CARPET CLEANING (by Moshe [CA]) Feb 24, 2023 10:55 PM
       CARPET CLEANING (by Robert J [CA]) Feb 25, 2023 5:41 AM
       CARPET CLEANING (by Moshe [CA]) Feb 25, 2023 12:28 PM
       CARPET CLEANING (by April [KS]) Feb 25, 2023 1:41 PM
       CARPET CLEANING (by Moshe [CA]) Feb 25, 2023 4:30 PM
       CARPET CLEANING (by April [KS]) Feb 25, 2023 6:12 PM
       CARPET CLEANING (by zero [IN]) Feb 26, 2023 2:31 PM
       CARPET CLEANING (by Lynn [MA]) Feb 26, 2023 6:29 PM
       CARPET CLEANING (by Linda [TN]) Feb 27, 2023 1:31 PM
       CARPET CLEANING (by Lesa StPierre [NY]) Mar 14, 2023 9:15 AM

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CARPET CLEANING (by Dave [CA]) Posted on: Feb 22, 2023 11:39 AM

On the subject of carpet cleaning that seems to be coming up a lot lately

Tenants doing it or LL. /. Portable machine vs truck mount

I believe The reality with truck versus portable machines is that portable machines will never do the same quality cleaning as a truck mounted machine.

Every carpet that I have ever seen that was cleaned with a portable machine even by professional companies. while it may look great for the first week or two, generally after one or several months, it starts to get generally dingy and pre-existing stains. Come back up.

Part of it is residual detergent, too much detergent not proper rinsing and generally not enough suction.

Residual chemicals in carpet will reduce life.

Require truck mounted machines


CARPET CLEANING (by Moshe [CA]) Posted on: Feb 22, 2023 12:05 PM

Under CA law, LL may deduct if tenant does not turn over unit "the same level of cleanliness it was in at the inception of the tenancy". Otherwise, he cannot deduct. Thus, the tenant may accomplish his cleaning however he pleases and landlord has nothing to say about it, except by mutual agreement.

Don't expect a judge to be very sympathetic to any claim that if the tenant cleaned, that he didn't clean well enough, except on basis on REAL evidence.

CARPET CLEANING (by Sir Walter [NC]) Posted on: Feb 22, 2023 1:00 PM

Note that Moshe has included "except by mutual agreement."

In CA, are you able to modify your lease such that the tenant prepays for truck mounted carpet cleaning, such that it is not a deduction from the security deposit?

Or can you put in a clause such that tenant agrees that the level of cleanliness for the carpet at the inception of tenancy is truck mounted on an empty residence, and that the tenant agrees to return the residence that way along with documented proof? And failure to do so is damage that can result in a deduction from the security deposit.

Or can your REAL evidence be the prior to move-in receipt from a truck mounted company, that uses some certified method of cleaning as the level of cleaning (some ANSI standard, or carpet and rug institute deep cleaning test method TM 118, 119, 120, blah blah blah)?

Or add some other clause that gives you, the tenant, and a potential judge of the real damage caused by the tenant not turning it over at the same level of cleanliness, e.g.

"Furthermore, improper cleaning or failure to provide proof of proper cleaning to this level via receipts or other acceptable methods will void the carpet warranty, and voiding of the carpet warranty is considered damage, and such damage can be deducted from the security deposit. Furthermore, the tenant agrees to have professional truck mounted carpet cleaning done at least once a year to avoid voiding the carpet warranty, and to otherwise maintain the carpet in a way that does not cause damage the carpet or void the warranty, even if such damage is not observable to the naked eye, blah, blah.

Moshe, thoughts?

CARPET CLEANING (by Vee [OH]) Posted on: Feb 22, 2023 1:02 PM

Any carpet that leaves the showroom will be hard to keep clean, a health risk with germs, stink and stains. Remove all carpet at turnover, smooth floors are a wonderful feature for tenants and owner/managers alike. I have furnished places and I get a 40bux area rug for upstairs bedrooms but that is the only place.

CARPET CLEANING (by Allym [NJ]) Posted on: Feb 22, 2023 1:09 PM

Start with a cleanable fiber. Olefin is "oil based" and the carpet cleaner I use says it's much easier to clean than nylon or polyester. Get low pile and tell tennies they can get throw rugs if they want color or thickness. i can get a whole unit ready in fewer days when I just get the carpet replaced. One morning and it's done. Paint first of course.

CARPET CLEANING (by myob [GA]) Posted on: Feb 22, 2023 1:58 PM

as stated earlier. Paragraph in lease states: carpet has been professionally at move it and shall be professionally cleaned on termination. (spot on lease)

That keeps the rental machines from grocery stores or H-depot form doing it. Gotta be a pro-- show receipt if you need to be sure.


CARPET CLEANING (by tryan [MA]) Posted on: Feb 22, 2023 4:26 PM

My last foreclosure purchase was a B&B ... EVERY room had carpet. And what a STENCH ... after being in receivership for 18 months. Eyes watering, nose running as it was ripped out.

Ripped every shred of carpet OUT and went with allure to replace. Only carpet replaced was on the stairs.

CARPET CLEANING (by Jim in O C [CA]) Posted on: Feb 22, 2023 4:59 PM

I prefer to pay for annual carpet cleaning myself. My professional does an excellent job and I have extended my carpet life 50 to 70%. Tenants do more damage trying to do it themselves or hiring someone with little experience for minimum cost.

CARPET CLEANING (by BRAD 20,000 [IN]) Posted on: Feb 22, 2023 5:48 PM

Back in olden days when I still had carpet TRUCK MOUNT STEAM CLEANING was the only way to go. My lease even specifies the service company by name. No other cleaners or rental cleaners accepted.

Carpet free changed my life and bottom line plus my homes rent easier! Carpet is out of fashion.


CARPET CLEANING (by don [PA]) Posted on: Feb 22, 2023 10:01 PM

WHen I had carpets we rented the machines that had a beater brush. Found them to be more effective than the type that just shoot the cleaner in and suck it out. The truck mounted machines have stronger suction and therefore they get more of the cleaner back out and the carpet dries quicker. I had a sec 8 carpet done by a truck mounted machine. Boy, oh, boy, when he opened his waste valve to let it drain into the sewer I thought I was gagging from the smell. Looked like thin mud flowing. Horrible.

CARPET CLEANING (by PG [SC]) Posted on: Feb 23, 2023 9:18 AM

A few years ago I learned the hard way. I let a departing tenant clean the carpet - what a mess - AND I had to get a professional carpet cleaner to fix the mess.

I changed my lease to NO DIY carpet cleaning when leaving. --72.173.xx.xx

CARPET CLEANING (by Oregon Woodsmoke [ID]) Posted on: Feb 23, 2023 11:44 AM

Its in my lease. After the tenant has finished moving out, I have my choice of carpet cleaner in and the cost comes out of the deposit. Tenants like it because they don't have to fuss with carpet cleaning or try to schedule their move-out to still have time to clean carpets.

I use a truck mounted steam cleaner, They get the water back out and use better chemicals.

Down side is that they are getting more and more expensive to hire, which is additional motivation to go to hard surface flooring as soon as possible.

CARPET CLEANING (by Robert J [CA]) Posted on: Feb 24, 2023 4:18 PM

I used to have a policy: Upon 1 year that a tenant has successfully paid their rent on time, the landlord will professionally clean the tenants carpeting for free.

So I was challenged in court. Housing and Section 8

CARPET CLEANING (by Moshe [CA]) Posted on: Feb 24, 2023 10:55 PM

Robert, I'm curious:

What was the substance of the challenge?

That, having made the promise, tenant wasn't obligated to actually pay rent on time for a year in order to avoid payment for cleaning carpet upon vacation?

Yes, I believe that would be illegal.

CARPET CLEANING (by Robert J [CA]) Posted on: Feb 25, 2023 5:41 AM

Okay Moshe, I would provide for my low income and challenged tenants a free rebuild metal up right hoover vacuum, bag-less, and easy to empty. Some of my tenants were raised by their grandparents and lever lifted a finger to help out around the house. So getting pregnant at 14 and then having 2 or 3 children by the time they turned 18, was their challenge.

So with the help from Section 8, they could rent one of my nicer double apartments in Koreatown (North New Hampshire between Beverly Blvd. and Third Street. On Beverly and Vermont was the Redline Subway. On Vermont, Beverly Blvd and Third Street ran buses every 15 minutes. They did not need a car.

The baby's daddy could not officially live with his children or the baby's mommy, or Section 8 would cut of their housing fund. This is planned parenthood at it's best (worst) --keeping the father away.

So the tenant would forget to file a copy of their lease with section 8 and rent would be withheld for months. All she had to due is ask me for another copy of the lease and file a paper to get free rent. I call this women a lazy ass, 20 years later.

So when I did not give her a free carpet shampoo, I got reported and was hauled into court. Section 8, the Judge, the City Attorney and Free legal aid told me what they think of me. I replied go F yourselves too! Now I got a jury trial. My plan.

The tenant was late to court by only 4 hours. Testimony was I never gave any tenant a free vacuum and I never would shampoo a carpet for a single minority women with children.

So when my tenant showed up, the judge told everyone to keep quit so he could question her.

Judge, did Robert ever lend you a vacuum.

Tenant, yes, he gave me 3 vacuums over a 2 year period. She said she forgot to pick up her children's toys and they broke the first

2 vacuums. You see where this is going..

CARPET CLEANING (by Moshe [CA]) Posted on: Feb 25, 2023 12:28 PM

Robert J,

Thanks for your response.

But a couple of things are still unexplained.

I am skipping over all of the put-downs of the tenants' character and trying to distill out what was the legal challenge to your policy, I'm still a little confused.

First, I thought that, in exchange for "Upon 1 year that a tenant has successfully paid their rent on time, the landlord will professionally clean the tenants carpeting for free.". I didn't know anything about any vacuum(s). I still don't know what was the dispute or the cause of action that brought this into court, but thats OK because I guess that I can see where this is going.

The problem that I was thinking about would have been, if the tenant had not "Upon 1 year that a tenant has successfully paid their rent on time" and then tenant vacates the unit and wants his free professional cleaning in lieu of tenant cleaning the unit upon vacation.

Los Angeles Rent Control requires that Landlord may NOT decrease services (professionally clean the tenants carpeting for free). Whats more, payment of rent has as its sole remedy, eviction in Superior Court, or payment of debt by Civil lawsuit including Small Claims court. If tenant ultimately pays rent debt, on-time or not, that obligation has been discharged and no further consequences ensue. So Landlord CANNOT make the promise of free professional carpet cleaning dependent on what he [landlord] may have thought was a fair bargain.

I didn't know anything about any vacuum cleaner, nor is it relevant.

All the put-downs about the tenants' character and location are also irrelevant.

I think that the moral of this story should be, not to write a home-made lease. If you have an idea that you think might help you, write it up and then PASS IT BY A COMPETENT ATTORNEY.

CARPET CLEANING (by April [KS]) Posted on: Feb 25, 2023 1:41 PM

Lease states a portion of their deposit prepays the cost of professional carpet cleaning when they vacate. Saves them time and stress dealing with carpets.

Residents are never allowed to clean their own carpets. Never.

On Move Out inspections I have a blue light and I pull back the carpet at the corners. Any urine stains and the carpet goes. Period. Resident has carpet replacement costs against their deposit instead of carpet cleaning.

I replace a lot of carpet due to pet issues. In 2022 every carpet replacement for pet accidents was reimbursed by the resident even if it took payments over time after they vacated.

Place responsible residents who care - show you care about them and their pets - be a responsible landlord - and they usually do the right thing and take responsibility for any issues their pet caused. Usually.

CARPET CLEANING (by Moshe [CA]) Posted on: Feb 25, 2023 4:30 PM

For April in February:

In CA, ALL money received (other than advance payment of rent) upon leasing is considered Security Deposit and landlord can deduct only for expenses to clean to the level of cleanliness at inception of the tenancy. Prepayment of carpet cleaning is subject to SD limit, and tenant can get this carpet-cleaning fee refunded.

You are right that for landlord to simply take over the function of carpet and other cleaning saves tenants time and stress. My own policy is to suggest to departing tenants that I clean the unit instead of them (at their expense) because unit needs to be sparkling clean for next tenant, and I therefore need to be extraordinarily fussy about the cleaning. So to avoid possibility that I might have to re-clean at their expense, I suggest using MY CLEANER and I will not make any fuss over the level of cleaning. Over more than 30 years, I have not had A SINGLE TENANT who did not agree, saving us both time and stress.

CARPET CLEANING (by April [KS]) Posted on: Feb 25, 2023 6:12 PM

A huge benefit of not having residents clean carpets is that step can be saved until the make ready and the repairs are completed. Carpets should be cleaned AFTER drywall repairs, sanding, painting, cleaning baseboards, dusting shelves, etc,..

It doesn't make any sense to clean the carpets before you make the unit ready. All the dirt, dust & debris falls into the carpets during the make ready.

I figure if I have to repair drywall, sand nail holes, repaint walls, re-texture ceilings,.. those are tenant damages. The carpet gets covered in dust, dirt & debris while performing those repairs so the carpet cleaning required after the repairs are completed is REALLY an expense related to repairing tenant damages.

Save carpet cleaning until the last step of the make ready - one and done for all repairs, damages and cleaning.

CARPET CLEANING (by zero [IN]) Posted on: Feb 26, 2023 2:31 PM


Makes sense to wait. I have been explaining to tenants that my guy is better at carpets then their guy will be. Most have let me use him at cost. Others don't get a choice because of eviction.

CARPET CLEANING (by Lynn [MA]) Posted on: Feb 26, 2023 6:29 PM

My carpet cleaning guy uses a solution and a floor buffer with microfiber bonnets to clean the carpet. I have probably eliminated 70% of my carpets and will continue to do so as tenants move out.

CARPET CLEANING (by Linda [TN]) Posted on: Feb 27, 2023 1:31 PM

In the units that have carpet we charge the tenant a one-time carpet cleaning fee and they can pay it in 12 monthly installments with their rent. --97.81.xx.x

CARPET CLEANING (by Lesa StPierre [NY]) Posted on: Mar 14, 2023 9:15 AM

I am a landlord AND I owned a professional carpet cleaning company for 30 years. There is no comparison to the cleaning power of a truck-mounted cleaning machine vs a portable and I own both. There are different kinds of truck-mounted cleaning machines, most are "slide in" varieties. These are independent machines that do not run off the engine of the vehicle but tap into the gas tank of the truck it is on as its source of fuel. They utilize heat exchangers to heat up the water onboard and mix cleaning solution at the machine sending it through pressure hoses to the cleaning wand inside the house to clean the carpet. These machines cost $20,000-$50,000 or more. The proper cleaning and extracting happens with the experienced technician or company performing the cleaning -not a novice. Using proper chemicals, spotters, tools, and sometimes deodorizers. Knowing HOW to clean carpets and what to use to get the carpet clean properly to remove soil type and spots and knowing the difference is the key. Carpeting is not cheap. Respect your investment. I maintain the carpeting I have in my apartments by cleaning yearly. At the end of the tenancy, I charge a small fee for carpet cleaning in my lease. I do not charge for maintenance cleanings.

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