Re: How do I prorate the carpet? - Landlord Forum thread 354838

Re: How do I prorate the carpet? by Garry (Iowa) on October 31, 2017 @07:53

Where were you when all these problems were happening? These things did not just happen over night, nor even in the past year. You should have been doing inspections at least once a year to catch some of these things. I hope you remembered to take pictures of everything before you started to repair and replace things.
Keep a list of how much it costs you to get the place back in shape to rent it out again. The carpet, I would suggest you charge them 50% of the $915. Everything else, charge the actual costs to repair all of it. Then send them a bill for the costs, less their $500 deposit.
You need to sue both the husband and wife, if you decide to sue them at all. The story about the "friend in a coma", and about the husband being "surly" Needs to be put out of your mind. Your tenants are gone now. This is BUSINESS. Keep opinions and emotions out of it. No matter how much they end up owing you, can you find them to be able to take them to court? And do they have any money or jobs to be able to get anything out of them? If not, you may end up just "eating" the expenses,(like many LLs do), and learning a valuable lesson of inspecting your places more often. Also remember, you did not have a vacancy there for 6 years, so at least you had long, steady income, instead of the costs of turnover every year or two.

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Re: How do I prorate the carpet? by P-Bone (NY and OH) on October 31, 2017 @11:17	[ Reply ]

If I remember correctly and someone please correct me if I am wrong, I believe that per IRS carpet has a 5-7 year depreciable life. I am not sure how that would go over in a court proceeding, but generally I would be fair and try to follow those guidelines so that I wouldn't be questioned. With that stated, 50% of the value would be significantly higher than allowed. If you chose to pay to have anything cleaned/repaired instead of replaced, you could charge the whole amount of that bill.

Re: How do I prorate the carpet? by Garry (Iowa) on October 31, 2017 @11:49	[ Reply ]

That 50% number was simply an amount I chose to try to be fair to both the LL and T. And the IRS's 5-7 year dep. life is based on normal wear and tear, not urine-soaked carpeting, or tons of stains and heavy dirt. Who knows, in the IRS's fine print, they may say the 5-7 year life is also based on a tenant having the carpet cleaned once a year. At any rate, if a T does not agree with the costs they were charged, they have every right to take the LL to court, at which time a judge will decide what amount should be used.

Re: How do I prorate the carpet? by Anonymous on November 1, 2017 @01:19	[ Reply ]

A landlord can only charge for actual damages, not some made up pie in the sky dollar figure because the landlord believes that's fair.

Re: How do I prorate the carpet? by Shelly on October 31, 2017 @18:14	[ Reply ]

Thanks. What's interesting is that she said they got someone to clean the carpets...but they were still stained and the smell was horrendous. I'll post here if I get any relief without having to go to court.

Re: How do I prorate the carpet? by Anonymous on October 31, 2017 @17:58	[ Reply ]

Thanks; I've been a landlord for several years and don't do "inspections" because I expect them to tell me when they need repairs. Yes, I realize they paid the rent on time and that normal wear and tear is expected after 6 years. I was asking about the law on proration. I have their forwarding address and yes, both of them work. Of course I took pictures and we did a walk through. I sent them a rundown of all I've spent thusfar and told them I would like to hear from them by next week. Yes, it's business, but it's also diplomacy.