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Posts: 2
Reply with quote  #1 
My son owns this rental property in Ohio, where I live.  My son now resides in California.  I have been in the house since the tenants left and I took lots of photos.  The dogs, two large Black Labs, caused substantial damage to a back door, the door most often used since the driveway is on that side of the house; obviously, the dogs clawed at the door, ripping wood particles out of a door panel below the windows (3 rows of 3 panes) and their claws chewed up the wood along the bottom row of window panes.  

They also caused damage to wood trim near that door and elsewhere in the house.  In general, the trim damage occurred near the door, as described above, and locations near two windows; apparently, the dogs became very excited if they were home alone and they sensed someone was outside.  

To repair the door, I would probably have used wood filler to fill-in all the pits and indentations caused by dog clawing, sanded, and painted.  In an attempt to repair that part of the door, the tenant simply painted over it.  The tenant made other "repairs" in that back door area, also crudely done. 

In addition to the above damage, the wood flooring in the dining room and living room was substantially degraded by the dogs' claws.  The flooring is hardwood; it may be the original flooring in the house, which is about 80 years old, as far as I know.  When my son bought the house, circa 2006, it had carpeting in the dining and living rooms.  We removed the carpet and re-finished the hardwood floor.  Another refinishing (sanding, staining,etc.) is not feasible because the wood is simply too thin for that.  

In my opinion, new flooring is probably needed to make the house attractive to prospective tenants or buyers.  

My son asked me for advice on how much to withhold from the security deposit of the departed tenant. When I said I feel the house actually needs new flooring in the two rooms now and I implied that the full cost - which would probably exceed the security deposit, even if engineered wood flooring were used instead of hardwood - be recouped to the maximum extent possible by withholding security deposit, my son commented that the floor was not in excellent condition before the tenants moved in and, therefore, using the full cost of new flooring could not be justified.  So, the question is, how to determine an amount to withhold?


Posts: 40
Reply with quote  #2 
Did the lease include anything about pets? If it did, you must consider the extra amount given as security deposit..if the lease doesn't mention anything about pets, i'm sure you're entitled to the full amount for damages..(not legal advice) 

start by getting a few quotes to see how much it would cost to get the rental back in shape..

Mr. Sanchez

Posts: 2
Reply with quote  #3 
Thanks for the reply. Yes, the lease did include provisions for pets.  I am not sure of the details because I don't have a copy of the lease.  But, I believe some extra deposit was required for the dogs and an extra monthly fee was added to the required rental payment. If I get details, I will post an update here. My son has had other tenants (at this property and another one he also owns) with pets and I believe the lease agreements in those cases were structured the same way.  The only pet-related issues when those tenants moved out were dog hair in corners, in heat vents, under cabinets, etc.

Posts: 3
Reply with quote  #4 
The tenant should be responsible for the damages caused to the property by the pet. Firstly, I would suggest you to go through the lease and check the deposits mentioned in there. Make sure if the damages caused are exceeding the amount, you should consider raising the deposit amount.
Rentals in Killeen, TX
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