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Posts: 72
Reply with quote  #1 

ARCHIVE ORIGINAL Post on Wednesday, May 25, 2005 - 09:22 am:   


My company is new to managing properties and we are trying to establish a timeframe for painting. We want to know when we should charge the tenant. If it needs to be painted before 3 years, 5 years?Any suggestions.

Posted on Thursday, September 01, 2005 - 01:20 am:   


I have been wondering the exact same thing. I just read on this site that if you have an appliance and it has a 5 year life cycle and you were able to use it for 3 years then you should only charge the tenant who broke it for two years worth of value. I looked on my paint can and it says 10 year warranty. Should I be able to charge my tenants 90% of the cost of painting if they only lived 1 year it the place needs to be repainted? Of course my tenant said that repainting was a traditional part of turning a property "Everyone knows that".

Posted on Thursday, September 01, 2005 - 11:41 am:   


Repainting is considered natural wear and tear-BUT-if they have only lived there a year and you have to repaint already-not necessarily. However-in most states a judge would not allow you 90% if you ended up in court. In CA for instance-if you have to repaint after one year the guideline most courts use is about 1/3 to 2/3's of the cost-unless you can prove they really destroyed the place. Let's say there are nicks, holes, cigarratte burns etc. Then you have a much better case for charging more. If they have been been there two years-you usually wouldn't even be awarded ANY deduction in court.

Keep in mind that judges do not consider it good business to try and keep security deposits and if you do end up in court and your costs are unreasonable -the judge will find for the tenant AND-they may even win damages against you.

If you have a ten year warranty of the paint-GO BACK TO THE PAINTING COMPANY-don't charge the tenant unless they really abused the place.


Posts: 11
Reply with quote  #2 
Every time a tenant moves out, they should have a little taken from their deposit based on the damages. If you are touching up here and there after each tenant, then you probably wouldn't need a total paint job.

Also, if you have tenants that you think are particularly rough on the property, you can schedule a walkthrough inspection, and bring problems to their attention along with the monetary value of the repair. This usually wakesd them up to getting themselves in a hole. You can also tell them (in writing of course) that they will need to submit additional deposit if the damages continue on the current schedule.

This is not fun, but you've got to let them know you are serious, and move-out day can be potentially expensive for them.

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