I think I already know the answer to this and I'm sure it has been discussed before, but how do you handle items that have been damaged during tenancy, but are planning on replacing anyway?

Example; Resident of 4 yrs has 5 new vinyl mini blinds broken. Just her and her cat. We are planning to replace with more "bullet proof" blinds anyway (2" faux wood). Do you consider mini blinds throw away items?

Several gouges in hardwoods, but we will be going over them with LVP since most in our C class area are "clueless."

Depends on if I like them or not...we require tenants to have carpeting cleaned, but as we are replacing it on move-outs when we have time, I will tell some "don't bother."

There is the Right and Legal Way to proceed, and another way which is for rally bad tenants that delivery destroyed things like window coverings.

Items that were damaged, such as:

Mini-Blinds

Appliances (Refrigerator, Stove, Microwave)

Flooring (Carpet, Laminate or LVP)

Painting (Walls, Ceilings, Cabinets, etc)

Windows

Doors

Window Air Conditioner

When a tenant is applying to an "Rental", I list the condition of the above items in my advertisement and save copies in my folder. And I also keep a list in the lease.

I will list: New Window Coverings, 2 year old Refrigerator, New Stove, New 12m/m laminate flooring, New Ceiling Fans, 4 year old window air conditioners, 5 year old energy efficient windows though out property.

There is something very important, YOUR DEPRECIATION SCHEDULE of Real Estate Deductions. The amount the IRS allows and the amount you take.

For example the IRS list window coverings as a 4 year depreciation item. But today the cheep mini-blinds only last 2 or 3 years before they fail.

Flooring is listed as a 15 year depreciation item. But my installed Laminate/LVP "Could" last with careful tenants up to 20 or 25 years. But rentals with pets and animals list only 4 to 7 years.

SO keeping my book right and knowing and proving things is important.

Plus here in California, we are REQUIRED to offer departing tenants a PRE MOVE OUT inspection 2 weeks before they leave. Making a LIST and itemized deposit deductions.

My last tenant who moved out, I had inspected his carpeting, with my Ryobi One Cordless Stick Vacuum with clear plastic tank. I said to my tenant that the carpets have not been cleaned on a regular basis. That I'm going to hire my Professional Shampoo guy with a Truck Mounted Shampoo Machine. He we Vacuum then shampoo the carpeting, for a fee or $250. And maybe the carpet could be saved. However, you my tenant can go to Ralph's and rent a RUG DOCTOR Shampoo machine for around $25 plus $8 worth of shampoo and do it yourself. This MAY save you the $250 charge.

However, when you moved in, the carpet was brand new. Not the FHA 29 oz cheep apartment carpet, but 36 oz house carpet with plush jute padding. This carpet is depreciated over 12 years. You've been here 4 years. Meaning that I can't charge you for the value of the first four years, but I can for the remaining 8 years. So 2/3 the cost of replacement carpet and padding. It cost me $2,499. x 2/3 =$1660 will be our responsibility.

4-5 years is about the life of the cheap vinyl miniblinds, they tend to sag and fail from sun exposure. I likely wouldn't charge for those.

Well....I'm going to go the other direction. I have "cheap" vinyl mini-blinds older than that, that are not destroyed.

They aren't as cheap as they used to be, when they had strings. That will really add up quick for 5 sets.

maple,

My lease is clear: replacement cost. No deductions for depreciation, a full page single space double column list of standard cleaning and repair charges.

My judge said he likes that page because he doesn't have to play with receipts or determine how long it takes to replace a window. A set price pre-agreed before the people even get the keys.

Mini blinds are $40 – $65 each.

Labor is $75 per hour.

It also defines wear and tear as the natural changes due to age and sunlight, not actions by the resident.

You can't charge for the cost of the upgrades. Because the tenant actually broke them, I would charge part of what it would have cost to replace with identical blinds. If the blinds were new when the tenant moved in, they are now 4 years old so I would charge a pro-rated amount, or perhaps simply charge for the labor to replace them.

Oregon Woodsmoke, yes, i'm aware you can't charge the tenant for upgrades. My initial question posed was that would you charge for damages to items that you intend to replace anyway (at your own cost.)

UPDATE: So this resident called in for a turn off of utilties which is against the rental agreement and also she was reminded not to do this on her exit checklist. I called yesterday to get it transferred to me.

it seems she was intending to hold over anyway, which she did for one day most likely due to poor moving day planning.

She got charged a per diem rent X2 as per the rental agreement and a penalty for putting in the shut off order.

I also charged her for minor cleaning as she left some items in the freezer (and the shut off of utilities would have been just great!). She did not clean very throughly. I did not charge her for the five broken mini blinds

She did have a pet deposit in (before I knew about doing a non refundable fee) I charged for routine exit pest control (she had one elderly/sickly cat)

She also left rubber mat marks on the floors and some dings going down the staircase with here washer and dryer.