Tenants have moved out and left considerable damage that they have admitted to and are willing to pay for, but have not done so yet. How do I collect damages in a timely enough manner that I can restore the property to tentable condition. We're talking about several thousand dollars. --173.64.xxx.xxx

You take move-out photos and prepare repair estimates, they need to get you the new address so you can - send an accounting statement and any returning funds - this must be done in a timely manner, most places is 30 days. If they balk and tell you to sue me you go to small claims court and file - best to have move-in pictures for the judge to compare with the new ones, you will do this each time a unit changes tenants - hopefully the next enant will be careful and avoid a court case, another tip for new landlord is change those locks right away so the old one can not come in and vandalize your hard work. --99.160.xx.xxx

Thank you so much for the speedy reply. Time is of the essence here. Since this post I have received a certified letter from tenant demanding per their legal rights since they are still paying rent, for an official walk through and an ascertaining of damages. They are also balking, claiming that one of the tenant's experienced health issues from exposure to mold. This tenant has had compromised immune problems all of her life and the mold I found in the basement was due to water damage from an unreported leaky faucet that they allowed to run. i.e. they are trying to get ugly. This was in the same area that they claimed to have no knowledge of the 2 truck loads of animal fecal trash that had built up. I was responsible to make a couple of repairs when they moved in but I had trouble accessing the property due to a guard dog that they wouldn't properly restrain and my contractor being unable to work in the conditions they kept their animals in. I am allowing them the walk through but do I have to allow them to make the repairs themselves or can I demand it be done by a contractor of my choosing. I had already provided these estimates to them prior to the certified letter. Thank you ever so much. --173.64.xxx.xxx

Lowe's does sell the kits to check for mold.... --68.58.xxx.xx

Hold on tight, you are fixin to go for a ride with these tenants. From what I understand MD has some tough LL laws, so maybe some MD LLs Should handle this one. --74.243.xx.xxx

I don't do walk through with tenants.I do after they are gone-I tell them to leave the keys on the counter.If they are still paying rent-they are not gone in my opinion.If they are paid up for the month and I have the written notice I go down on the 1st or 2nd and am ready to change locks,take pictures,have a witness,etc.I send an accounting via certified mail and don't talk to them afterwards-they want to take me to court they can.I willget a notice from the courts then until that point I have no communication with them after sending the accounting within my state's time frame.Mine is 30 days-I usually send it on the 20th after I have had a chance to really look around,check plumbing and appliances and start repairs. I do most repairs myself-we can't charge for our time here-only supplies.I no longer let tenants make repairs unless it is through a contractor because I will have more of a mess to clean up.If they do make repairs and it is a crap job,I get someone to fix it and charge to fix thier repair.I would let them pick a contractor-they may say yours will gouge.But I would really watch the work.I bet the repairs are worth more than the security deposit so they won't bother. --76.98.xxx.xxx

--68.58.xxx.xx