When compiling a security deposit disposition you need to remember that the tenants have a right to live in the property, they do not have a right to destroy it. Before you move a tenant in, you need to make sure that your give them a list of charges that you are going to charge in the event that do not clean up the property, or there are repairs that are necessary. I give all my tenants condition addendum that clearly states exactly the charges of what everything (repairs, cleaning, lawn care) is going to cost to fix if they don’t take care of themselves. I also have at the bottom of the condition addendum clearly states that we have the right to charge an actual repair invoice for any services performed to return the property back to the condition that it was when it was rented. Tenants should always complete a move in-out inspection form, this documents the condition that the tenant thinks the property is in when they moved in. Some tenants want to be present when you do a move out inspection with them, and that is ok, however they better not argue with you when you start point out discrepancies between the move in section of the form.
Cabinets should not be discolored at all, I can see minor nicks and scratches, but there should be nothing that you can’t take a touch up marker and fill in to make it darker. As for the inside of the cabinets, if they were clean when they moved in with no stains or damage, then clean when the move out stains are damage and not normal wear and tear. Counter tops should not have any stains on them, should not have any gouges, and should be intact (bathroom or kitchen countertops). Doors, (closet or bedroom doesn’t matter) there should be no broker, Cleaning is always a hard subject because tenants usually don’t have the same concept of cleaning as you do, so you are you are always going to have tenants that think the property was clean when in actually. As for the Carpets you should have a very good carpet cleaning services on speed dial, and just know that you always have to clean it be fore you can judge how bad the carpet is. If the bleach stain is bad in one room, you might want consider either replacing the carpet in the room, or install some laminate flooring in that room, but the cheapest way to get ride of the stain is to have the carpet dyed a little darker than what it is right now, or at least that one room.
If you'd like to learn more about security deposits, normal wear and tear to your rental property, or our Norfolk property management services please contact us today!