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arrowspark

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Posts: 5
Reply with quote  #1 
So my previous tenant moved out and during the walkthrough I noticed an area of the hardwood floor with water damage. The damage spans several boards and discoloration is visible. There is some slight warping around the edges. I've gotten quotes from several contractors and they vary greatly based on the proposed solution. The solutions fall in two categories.


1). Replace only the damaged boards. The contractors would remove the damaged boards only and replace them with new. I have been told that this method while cheaper has two downsides. It will have a slight gap between boards that did not exist previously. and also with this solution you break the interlock between boards so overtime the replaced board might rise up slightly above the surface of the rest of the floor.
The quotes for this method that I have gotten cost around ~$400 for labor + materials.


2) the other method is to remove boards from the damaged area up to the nearest wall and then install new boards using nails just like with a new hardwood floor. This method preserves the interlock but is more expensive, ~$1000 to $2000 from the quotes I have gotten.


I have referred to the landlord -tenant documentation provided by my state /county for guidance on what is considered reasonable for repairs that are to be deducted from security deposit but am unable to find any. I'm hoping someone can provide some guidance or advice based on previous experience. Thanks
LLinVA

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Posts: 547
Reply with quote  #2 
It's a tough call. There's an argument that the cheapest fix is what's reasonable, but it's also normal to return it to the same condition it was in before the tenant moved in. When the tenant moved in, the hardwood floor was installed properly and there was no gap. So I think it would be reasonable that the more proper fix is justified and could be deducted from the security deposit.

Will the security deposit cover the whole $2,000?
arrowspark

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Posts: 5
Reply with quote  #3 
The deposit would cover all of the hardwood floor repair but there are some other things that would not be covered. The Tenant has gotten increasingly argumentative regarding the repair method. He had some preconceived ideas that the repair would be $100 - $200 dollars and was not happy when I indicated that the quotes this far were for more than that
LLinVA

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Posts: 547
Reply with quote  #4 
You can't blame him for being unhappy, but it is what it is. You can't not charge it just because he's unhappy.

What caused the damage in the first place? Was there a leak that was reported? Are you certain it isn't a slow issue over time that is just now finally bad enough to notice? Do you have pictures from before he moved in? Is sanding down the surface and warped edges and staining to match the rest of the boards not sufficient?
arrowspark

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Posts: 5
Reply with quote  #5 
I do not have pictures from before he moved unfortunately. He had carpet on top of the area so nothing was visible until he moved out but I have pictures show he had a mini fridge or freezer in that area while he was living there.
Maybe condensation accumulated on the floor?
arrowspark

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Posts: 5
Reply with quote  #6 
I did view pictures courtesy of Zillow and other real estate sites that showed the pictures from 5 years ago when I put the place up for rent. Those pictures were replaced with updated ones when I put the place up for rent last month. I am unsure how to find the old ones. I unfortunately did not keep copies of those pictures and have been unable to find the old ones on real estate websites anymore
LLinVA

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Posts: 547
Reply with quote  #7 
Can you post a picture of the current damage?

arrowspark

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Posts: 5
Reply with quote  #8 
I'm not sure how to attach a picture in the message box. I'll upload to Dropbox and post a link when I get home
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