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rental35243

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Posts: 4
Reply with quote  #1 
A property management company found tenants for six month lease. The company required us for buying rental insurance of 1,000,000 to cover the property management and ourself. It ended up we manage my rental home by myself after tenants move in. The company did moving in inspections only in writing without any attached photos but has not very good descried video. The tenants requested to meet me at last day of their lease to do move out inspection together. It was terrible experience. The tenants denied all damages I pointed out by saying either it is on moving inspection or it is normally wear and tear. For examples: there are few obviously scares on my sink, they said it was expected to happen within 6 month. I asked them to review video with me they refused and demand refund security deposit by deduct $50 for cleaning service. I told them I have to call clean up company to come for estimate and let them know what is cost. 

The worth outcome are as follow:

1) When I walked at my backyard and saw it was so wet and water came through from crawl base wall. When I open my crawl base door, I was so shocked saw water was shoot out from pipe line near one end of wall to almost another end of wall. When I asked tenant to shut off my irrigation system on last Dec, tenant told me yard was wet, I thought because of weather and they didn't turn off irrigation system. Now my 3600 house crawl base not only on ground, but wall and some insulation sheets are all watering and wet. I bought a few fans and put into crawl base. I tried to take care this problem by myself otherwise insurance will crease my rate. It seems leak pipe was leak back in Dec. Does anyone has this kind problem and have a good solution for dry crawl base as quick as possible? 

2) After they move in Aug, they told me there is  leak under kitchen sink, I called plumber to look at the problem immediately. After service call, I asked what was finding, tenant told me the plumber didn't find any leak. It is a big company I normally use and trusted. I am living out of state where my rental property is located After they lease ended next day, I went back the house and saw there were water under cabinet, tenant remove my mat. I call the same company and asked for a senior technician to come. A new technician came and found problem within 5 minutes. The leak came from hose sprayer join part at the top. Now wood under cabinet has damaged by leaking. Should our tenants responsible for cost of replacement damaged wood? They didn't mention any leak after first time. I thought it was ok. 
3) There are dirty spots and kids finger painting on walls, and some damages on door frames and doors, they said they are classified as normal wear and tear I should expect them. What is definition on normal wear and tear on rental business? 
I suspect some damages were caused by moving company. I asked them if they have reported any damage that cause by moving company, they said no damagers at all.
Is that legal for me to call their moving company to find out whether any damage was report?

Any advance and suggestion is greatly appreciated!








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Linda lee
LLinVA

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Posts: 441
Reply with quote  #2 
They didn't cause or neglect the leak, so you can't charge them for the cabinet damage.

You can charge for most of the other stuff if it really is beyond normal wear and tear. Wear and tear is what you expect to find in any unit after being rented for a certain period of time. It's stuff that isn't caused by the tenant's neglect or active harm. It's hard to define though, but they are definitely out of line claiming everything is wear and tear.

The flooded crawlspace may not actually be their fault. Did anyone actually show them the valve to shut off? People rent because they don't want to deal with all the hassle of maintenance and repairs for a home. They expect you to do it. Unless you showed them the valve and reminded them when it was time to be done, you will have a hard time claiming negligence. If you just asked them to turn it off and they did, or they unplugged the timer and didn't realize you meant to turn off the water too, that's on you.

Some if this is why it's not good to be a long-distance landlord. It's definitely not ideal to not be able to keep a good eye on your properties yourself. Property managers won't ever care about it as much as you will, and neither will tenants.
rental35243

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Posts: 4
Reply with quote  #3 
LLinVa,

Thanks so much for your very helpful reply!
i have new questions to ask. Everyone is welcome to give me your advice and suggestions.
1. The Tenants just informed me they unpacked all boxes and have not found two white sheers that i bought in 2007 from JC Penney when we moved in.  Is that acceptable for ordering new ones from the same store for replacement?
2. One of the room have a little hole because they put screw in that is violation of the lease, there a area has stain on one of master bedroom, i call a printing company and a handyman to look at, both of them told me the same thing, they can't just to touch up and have to paint the entire side wall where defect is located. Is this ok for deducting the cost from their security deposit?
Thanks in advance!









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Linda lee
rental35243

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Posts: 4
Reply with quote  #4 
According to lease, the carpet must be cleaned by professional. I noticed some areas need to be redo, do i need to inform the tenants to call their carpet company for redoing work or i can call a carpet to do work without notice them. i am still working on a itemized deductible report that i need to send to them. Thanks!
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Linda lee
LLinVA

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Posts: 441
Reply with quote  #5 
"two white sheers" What is this?

How bad is the hole? I would be surprised if one little hole justifies a complete patch and paint the entire wall. That may be excessive. I think it's a bit much when companies won't let tenants put any holes in walls. People should be able to hang pictures with small nails. 

How bad is the carpet? Do you not normally run a carpet shampooer between tenants? If the lease said to use a professional and they did, charging them again may be a bit much depending on whether the patch was definitely them or not and how bad it looks now.
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