Pet urine damage to carpet and hardwood floors - Landlord Forum thread 162978

Pet urine damage to carpet and hardwood floors by Anonymous on September 26, 2008 @07:04

I would really appreciate input on rules governing deduction of pet damage from rental security deposit in California. My renter resided in my rental house for 6 years, and owned a dog. During walk through, the carpet appeared clean, but had an unmistakeable odor of pet urine. I removed the carpet to discover extensive staining and satuation of backing of carpet, pad, and extensive damage to my oak hardwood floors underneath the carpet. The carpet had been installed new prior to renting the property, and the oak floors underneath had never seen the light of day, and were in A-1 condition. I prorated the damage based on a 10 year wear life for the carpet and deducted that amount from the security deposit. I calculated this based on my original cost of purchase of carpet in 2002, rather than on current replacement cost. I also deducted the cost of replacement of boards on the hardwood floors and cost of refinishing. I did not actually replace the carpet in question, as I had to rip it all up, refinish the floors, and do not see the purpose of reinstalling the carpet, as I now have the house for sale, and the hardwood floors are a positive selling feature. My problem is that the tenant (who works for an law firm) is contesting the deduction for the carpet, as I have not actually replaced it with another carpet. Do I have the right to charge her the prorated damage to the carpet if I don't actually replace ita? I want to be fair with the tenant, but she has tried to get out of her responsibility for all pet damage, and calls everything wear and tear (even dirt). Please advise. I am a first time landlord, and hopefully, this is my last time also. Thank you in advance for your answers. I have searched for hours and hours and could not find any help for landlords, only tenants, until I found this website.

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Re: Pet urine damage to carpet and hardwood floors by Anonymous on September 26, 2008 @08:15	[ Reply ]

I wouldn't charge for the carpet because it was six years old and you didn't replace it. I would charge for the hardwood floor damage.

Re: Pet urine damage to carpet and hardwood floors by NY-LL on September 26, 2008 @14:11	[ Reply ]

The security deposit is used for all damages regardless of replacement. The fact is that tenant used the carpet (normal wear and tear), but the fact that carpet contained pet urine is definitive damage, period. The hardwood floors that needed to be replaced are evidence of the extent of the damages. There would be no need for removal of carpet if the carpet had been cared for. A clear example would be if tenant damaged the refrigerator to the point of disrepair, but LL did not replace it because new tenant has their own refrigerator. That would not negate the replacement value of the original items which were conditioned in the lease. Make sure to issue the security deposit settlement statement within twenty-one (21) days in accordance with California laws. With PITA tenants it is beneficial to be strict and accurate with the settlement statement.

Re: Pet urine damage to carpet and hardwood floors

CA LAW SPECIFIC by Terry (ca) on September 26, 2008 @15:22	[ Reply ]

In CA you CANNOT charge for repairs unless you do them and must provide actual RECEIPTS if repairs exceed $125. Charge only for the floor issues and realize that depreciation may also come into play with the floors just as you calculated it for the carpet.

Re: CA LAW SPECIFIC

misunderstood

Re: CA LAW SPECIFIC

Re: Pet urine damage to carpet and hardwood floors by Anonymous on October 5, 2008 @02:29

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I'm a carpet cleaner in San Diego. Urine damage is urine damage no matter who did it - the dog or the kids! It is not a normal act - peeing on the carpet. It effects not only the carpet but the pad & the sub-floor & all 3 must be repaired & treated.

Normal wear & tear is just that as long as it is within those boundries. Not vacuuming the carpet for 2 years & letting the particulate soils scratch & wear the carpet are neglect, letting the dog pee on the carpet & not getting it treated is neglect!

You should have had a clause that indicated no pets & a clause that stated the carpets must be cleaned at least every 12 months or every 6 months if pets.

Urine damage is just that, if not treated in a certain amount of time the acidic state turns into a ph state & a fiber burn will appear & is permanent. The effected pad must be replaced, sub-floor cleaned & sealed for odor, carpet backing cleaned, carpet cleaned & deodorized & stains worked on for reduction.

Wear & tear on a polyester is rapid compared to a nylon carpet. Cheap polyesters will develop traffic lanes - wear in just a year unlike nylons. If a nylon develops wear or traffic lanes in 6 years then I would suspect neglect.

hope this helps!

Re: Pet urine damage to carpet and hardwood floors by Anonymous on April 25, 2017 @14:47	[ Reply ]

Yes u have every right to charge for the damage the padding and carpet was new but the person is a lawyer so that person needs to be responsible u know the old saying your responsible for your pets