Doesn’t it just annoy the heck out of you in property management when a tenant moves out and leaves a ton of trash, broken blinds, and dirty floors and then becomes upset when you keep the security deposit? Well, here is a wonderful tool that will help end those long arguments and occasional small claims court cases filed by a disgruntled, former tenant.
Here at Stress Free Property Management, we use the addendum below and insert it into the lease. It lists all the common damages and we assign repair costs. The lease clearly states the tenant will be charged these amounts in the event any of these damages occur. We go over this list with the tenant during the lease signing so there can be no misunderstanding. This procedure in effect draws a line in the sand. If they move-out and the rental has not been properly cleaned or maintained, they will be charged, and the amount of those charges is spelled out in advance.
Of course, the former tenant will still call you up and scream, yell, or deny any of these damages occurred. “It was like that when I moved in,” is very common response. If you have been on the ball and took digital pictures of all damages, you simply email them the pictures with a scan copy of their lease. At this point, the tenant knows you have them “dead to right.” They will still moan and complain, but at least you have headed off a possible small claims court case against you for wrongfully keeping the security deposit.
Even if they might file such a case, the judge is far more likely to see your side of the issue when you can provide pictures of damages and a signed lease that clearly spells out damage costs. Demonstrating this sort of professionalism and organization is a big relief to most judges. They are used to hearing all sorts of cases where landlords unlawfully keep the security deposit because of improper notice, dishonesty, or laziness.
Here is a copy of our Clean/Replacement Charges that is in our lease.
Move out Cleaning/Replacement Charges- Stress Free Property Management
GENERAL
Painting $45.00 per hour
Cleaning Current contractor pricing
Carpet cleaning Current contractor pricing
Stain removal Current contractor pricing
Carpet replacement Current contractor pricing
Carpet repair Current contractor pricing
Sliding glass door cleaning $10.00 – $25.00 each
Vinyl floor cleaning $10.00 – $25.00 each
Lock change $30.00 – $40.00 each
Keys $7.00 each
Re-screen window $10.00 – $35.00 each
Re-screen slider $20.00 – $48.00 each
New slider screen door $100.00
Interior door $65.00 – $85.00 each
Bi-fold door $65.00 each
Extermination treatment Current contractor pricing
Smoke Detector $20.00
Removal of large items (furniture) $50.00 per item
Removal of bagged debris $10.00 per bag
Drywall repair(s) $20.00/ 6”x6” area
Blinds (regular mini) $12.50 – $21.00 each
2” faux wood blinds $50.00 each
Vertical blinds $65.00-115.00 each
Vertical blind replacement slat $4.00 – $8.00 each
Broken window or slider glass Current contractor pricing
Track lighting $45.00 – $65.00 each
Satellite removal $150.00
Regular light bulbs $1.00 – $2.00 each
Vanity light bulbs $2.00 – $4.00
KITCHEN
Refrigerator cleaning $20.00
Oven cleaning $30.00
Range top cleaning $20.00
Microwave cleaning $15.00
Dishwasher cleaning $15.00
Washer/Dryer cleaning $20.00
Cabinet cleaning $50.00 -75.00
New garbage disposal $75.00
Sink stopper $6.50
Burner element $15.00
Drip pans (each) $4.00sm/$6.00lg
Burner plug $25.00
Crisper tray $50.00
BATH
Bathtub cleaning $20.00
Toilet cleaning $10.00
Vanity cleaning $10.00
Porcelain chip $25.00 per ½”
Toilet seat $15.00
Toilet tank or bowl $45.00
Complete toilet $85.00
Bathroom mirror $40.00-80.00 ea
Bathroom exhaust fan $50.00
Towel rack $20.00
Soap dish/Toothbrush holder $10.00
Shower head $10.00-50.00 ea
- Prices do not include cost of installation or labor. Any damages that require installation or labor will incur an additional cost of $30.00 per hour with a minimum of ½ hour.
- Prices stated above are for items that exceed normal wear and tear.
- Prices are subject to change. Items that would be classified as extremely dirty or filthy will incur additional fee(s).
Resident Date Resident Date
Money is made in the details and this is an excellent way to ensure a more profitable turn of a rental property. Like anything profitable, it takes discipline to set it up and enforce it, but you will be glad you did and your property management skills will grow.
The author, David Lowrey, owns and operates a successful property management company in Tampa, FL. He also is a very
successful real estate investor purchasing more than 150 rental properties over the last 12 years. In 2004 and 2005, one of David’s companies,
Apartment Express Corporate Housing, made Inc Magazine’s Inc 500 List for the 500 fastest growing privately held companies in America.
Please feel free to visit his website and <a target=”_new” href=”http://www.NoVacancyNow.com“> Property Management Tampa</a> or <a target=”_new” href=”http://www.novacancynow.com“>http://www.novacancynow.com</a>
We are not the FHA, VA, USDA, HUD or any other government organization. The content on this blog is intended for information purposes only. 
I’ve been a landlord for many years, and your tip about including typical cleaning/replacement charges right in your lease is an excellent idea! I wish I would have thought of this very tip much sooner. Great post!