You are lucky not to have needed a list. I am starting to compile one finally.

I do not have A properties tho, so maybe that makes a difference.

My only comment is to suggest that you review the amounts. The price of everything appears to have doubled across the board.

I have been wondering, what if I don't do a list of charges but rather saying something along the lines of:

All charges for damages will be subject to the current rate for materials, labor, and delivery cost as it is impossible to give accurate figures in an everchanging market.

I bought Brad20k’s lease on this website. It includes a list of common repairs/cleaning charges. Having been to court and claiming damages, having a list of charges as a part of the lease that tenant agrees to and initials eliminates the standard process of whittling down my charges to a level that has no bearing on true cost or market rates.

Sisco, with inflation being the way that It has been, how often do you update the charges on your list?

I have a list of charges in my lease. I update them every January, when I get ready to send out renewals to my college students, since we usually send out renewals in February.

FYI - just picked up two new mail box keys at Lowe’s. They are up to $4 each now.

The list of charges are examples, and not all-inclusive.

My "list" is simple: cost plus 10% administrative fee.

The problem with lists is they have to be kept up to date. You find out where the holes are when your list says a broken blind costs $30, but whoops... that price was from 2 years before Covid and inflation. Now a blind costs $35, plus cost to install.

My goal as a software engineer is to design systems that are robust, flexible, and require little to no ongoing maintenance. Cost plus pricing does just that: whatever cost my contractor charges me, plus 10% for me having to screw with documenting the issue, calling in the work order, and verifying the work is done properly.

Just add it to your lease like so: "TENANT agrees that all damages, cleaning, repairs, lawncare, and any others costs required to return the unit to rent-ready condition that are not due to normal wear and tear shall be TENANT's responsibility to pay at the rate of the invoiced costs to LANDLORD, plus an administrative surcharge equal to 10% of the total remediation costs or $40, whichever is greater."

You'll never need to update that, regardless of costs of materials or labor... except maybe $40 isn't enough of a minimum charge. Most often, though, when I have to send in the contractor, the 10% ends up being more than $40, so even that would rarely, if ever, need tweaking.

P.S. This also assumes you're hiring everything out instead of using your valuable time to shop for discount items at Lowes, which I highly recommend. Hiring pros to do the handyman work, etc is what allowed my business to grow from 12 units that constantly kept me stressed and behind on tasks to over 50 units and spending no more than 1-2 hours per week managing.