Start your membership account today...  Access to credit reports, 100's of rental specific forms, agreements, letters, checklists, how-to articles, guides, expert advice and much more!  Even a FREE, 3-day trial!

Not a Member?
Get a Free Trial Membership

  Get FREE Stuff! Run Credit Report Rental Forms  Shop & Buy Forms!  Advertise Your Rental Customer Care

Welcome to Landlord.com's Discussion Forum
Sign up Latest Topics
 
 
 


Reply
  Author   Comment  
Mk1041

Registered:
Posts: 1
Reply with quote  #1 
Our tenants will be moving out the end of the month. We just found out that they have burned our laminate countertops with a coffee pot. How much of the cost are they responsible for covering? It is part of one large continuous piece of the counter, but the tenant claimed we can just have the spot cut out and patched, which we do not want to have a visible seem across the top of the counters. Can we charge them for the cost of replacing the whole continuous piece? Also, if we cannot find the same laminate and have to replace the rest of the counters in the kitchen, are they responsible for that or do we have to eat that part of the cost ourselves? Thanks for any help!
LLinVA

Registered:
Posts: 547
Reply with quote  #2 
I would go for the whole thing. They ruined a big thing that isn't normally patched, that's on them. If they were to break the glass on an oven and you could fix the glass, it wouldn't be reasonable to charge them for the whole oven. But it isn't reasonable/normal to just patch one spot on a counter or to have mismatched counters, so I would strongly argue that they are liable for the whole thing. If they take you to court over it, then maybe look into it a little more, but I don't think a judge would expect you to try to rent a place with a patched countertop like the tenant is wanting you to do.
AccidentalRental

Registered:
Posts: 207
Reply with quote  #3 
I think you can only charge for the depreciated value.  Not the replacement cost.  

I would use the 27.5 year useful life for the house as the basis for depreciation.  How long has the property been a rental?  Assign a value to the countertop from when it was installed and depreciate it accordingly. 

(Original value) x (number of rental years x 1/27.5) = Depreciated cost

Original Value - Depreciated Cost = Residual Value

I agree it's not reasonable to patch it.  You need to replace the section if possible. Only charge them for the section you replaced. 

__________________
AccidentalRental - Helping Homeowners Become Landlords

OHlandlord

Registered:
Posts: 3,814
Reply with quote  #4 
If this is laminate counter, it can be patched without notice. By patched, I do not mean cutting out a section. The top laminate layer of that piece needs removed and replaced, while the wood composite counter underneath stays in place. A 6 foot section of laminate costs between $25-50. Of course, the labor to do this is much more. This is not a DIY, but needs done by someone who makes counters. This assumes it is flat countertop, standard laminate, and that the pattern is still available. A pro can do this so you cant even tell it's been done. However, if the pattern is discontinued, you may need to replace it all.
Previous Topic | Next Topic
Print
Reply

Quick Navigation:

Easily create a Forum Website with Website Toolbox.

Apartment Finders > > Member Log-in > Free Trial Offer > Free E-newsletter > Customer Service > Get Free Stuff! > Run Credit Report > Rental Forms > Vacancy Center > Do-it-yourself > Evicting Your Tenant > Foreclosure Resources > Landlord Discussion Board > Income Tax Resources > Information Center > Join Landlord.com > Landlord Law > Library > Multi-family > Professional Advice > Rental & Property Mgmt > Rent Collection > Repair & Maintenance > Security Deposit > Software Center > Tenant Screening > Vacation Homes > What's New > Rental Agreements > Free Leases > Inside Our E-store > > Security Deposits > > Landlord Daily News > Rental Agreements >
LandscapingSanJose.net Resources: Cleaner Sunshine coast