Holes in Wall - Who Pays?
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
     
     
Holes in Wall - Who Pays? (by Jeff [CO]) Aug 24, 2010 7:30 PM
       Holes in Wall - Who Pays? (by Sue S. [IL]) Aug 24, 2010 7:42 PM
       Holes in Wall - Who Pays? (by Irish [MD]) Aug 24, 2010 7:43 PM
       Holes in Wall - Who Pays? (by Ken [NY]) Aug 24, 2010 7:44 PM
       Holes in Wall - Who Pays? (by Jeff [CO]) Aug 24, 2010 7:51 PM
       Holes in Wall - Who Pays? (by Blue [IL]) Aug 24, 2010 9:33 PM
       Holes in Wall - Who Pays? (by RR78 [VA]) Aug 25, 2010 5:07 AM
       Holes in Wall - Who Pays? (by Dale [KY]) Aug 25, 2010 5:50 AM
       Holes in Wall - Who Pays? (by billy [MA]) Aug 25, 2010 6:22 AM
       Holes in Wall - Who Pays? (by Treese [CT]) Aug 25, 2010 6:32 AM
       Holes in Wall - Who Pays? (by Jeff [CO]) Aug 25, 2010 6:33 AM
       Holes in Wall - Who Pays? (by TenantWhisperer [MA]) Aug 25, 2010 7:00 AM
       Holes in Wall - Who Pays? (by AllyM [NJ]) Aug 25, 2010 7:19 AM
       Holes in Wall - Who Pays? (by Sharon [CT]) Aug 25, 2010 8:29 AM
       Holes in Wall - Who Pays? (by Philly LL [PA]) Aug 25, 2010 11:07 AM
       Holes in Wall - Who Pays? (by Jeff [CO]) Aug 25, 2010 11:18 AM
       Holes in Wall - Who Pays? (by LindaJ [NY]) Aug 25, 2010 2:04 PM
       Holes in Wall - Who Pays? (by Virden [OH]) Aug 25, 2010 8:08 PM


Holes in Wall - Who Pays? (by Jeff [CO]) Posted on: Aug 24, 2010 7:30 PM
Message:

It has always been my position that, as a landlord, I handle any costs that are due to normal wear and tear, equipment/materials defect, etc., and that the tenant pays for any damage that they cause though abuse or neglect.

I believe that when a tenant moves out that it's their cost or responsibility to address holes in walls from pictures and mirrors. It's not normal wear and tear. I can remember leases when I was a tenant that prohibited such holes.

What's your opinion?

Thanks!

--97.122.xxx.xx




Holes in Wall - Who Pays? (by Sue S. [IL]) Posted on: Aug 24, 2010 7:42 PM
Message:

What does your lease say? Does it prohibit hanging things on the walls? You say that tenant pays for abuse or neglect. I don't think picture holes fall into that category.

I think that it is expected that people will hang up mirrors and pictures. I wouldn't want to live in a house with blank walls.

I only charge if there is an excessive amount of holes and they are large. Otherwise, patching and touch up painting are just part of the process of preparing to rerent the place. --76.224.xxx.xxx




Holes in Wall - Who Pays? (by Irish [MD]) Posted on: Aug 24, 2010 7:43 PM
Message:

I tell my new tenants to feel free to hang pictures etc to make their rental homely...so I expect some small nail/hanger holes in the wall at move out...

I also tell new tenants...IF they have huge holes in the walls due to party bangers ripping large holes in the walls, etc...then they can expect a deduction on their SD...

To me...small holes are expected and normal wear and tear...fist size or even half dollar size...uh uh...but even then...it might depend on the overall good tenancy, on time payments etc... --96.239.xxx.xx




Holes in Wall - Who Pays? (by Ken [NY]) Posted on: Aug 24, 2010 7:44 PM
Message:

Holes in walls are tenants responsibility and painting the room afterwards is tenants responsibility.My local welfare office agreed several years ago and paid for tenant damage that were holes in walls and they also paid to have it repainted --205.188.xxx.xx




Holes in Wall - Who Pays? (by Jeff [CO]) Posted on: Aug 24, 2010 7:51 PM
Message:

I agree that tenants should be able to hang pictures. I would never prohibit that. I also think that the tenants should be able to use the oven, but it's their job to make sure that it's clean when they leave.

I don't think that it's too much to expect them to patch (or pay for) holes in the walls.

My leases state that the unit must be returned in the original condition - minus normal wear and tear. --97.122.xxx.xx




Holes in Wall - Who Pays? (by Blue [IL]) Posted on: Aug 24, 2010 9:33 PM
Message:

I don't mind nail holes at all. I do tell tenants what kind of nails to use. (brads)

If it's a large heavy item, I will even offer to hang it for them.

If they make holes bigger than a pencil, IMO that is damage. --99.186.xx.xxx




Holes in Wall - Who Pays? (by RR78 [VA]) Posted on: Aug 25, 2010 5:07 AM
Message:

Any holes smaller than a pencil is expected and normal unless your lease saids different.

You said "I can remember leases when I was a tenant that prohibited such holes"

But does yours. --72.82.xx.xx




Holes in Wall - Who Pays? (by Dale [KY]) Posted on: Aug 25, 2010 5:50 AM
Message:

After my first tenant moved out, I pulled out the nails, laid them on the kitchen counter and counted them. The house is 950 square foot 3 bedroom and I counted over 80 nails.

They were all small brads and it was easy to patch so I did not charge for them. Now my lease mentions the size and quantity of holes before I start charging.

I havenít done a move out in awhile so I canít remember the details. I think I charge for holes over 1/8Ē and maybe give them 5 or 6 smaller holes per room for free.

--199.61.xx.xxx




Holes in Wall - Who Pays? (by billy [MA]) Posted on: Aug 25, 2010 6:22 AM
Message:

when they move in u could offer them a small bookcase they could put 25 pictures in.cost u 25 or so.if u have very small holes maybe u should ignore it.best to specify in rental agreement what size brads they can use etc before they move in. --173.14.xxx.xxx




Holes in Wall - Who Pays? (by Treese [CT]) Posted on: Aug 25, 2010 6:32 AM
Message:

Does your lease address the issue?

My lease allows for pictures and the like to be hung with small nails. It specificaly states that tenants cannot use large nails, screws, anchors or molly bolts to hang items.

I'm with the others. I do not expect them to live with bare walls. I give them a small package of brads and offer to hang anything heavy for them.

Small nail holes that can be filled and touched up easily are expected. Most tenants will fill the holes, however, if they don't it is not major issue.

Any hole larger than a pencil is damage and the tenants are charged whatever it costs me to repair.

--76.231.xx.xx




Holes in Wall - Who Pays? (by Jeff [CO]) Posted on: Aug 25, 2010 6:33 AM
Message:

My leases state that the unit must be returned in the original condition - minus normal wear and tear. --174.47.xxx.x




Holes in Wall - Who Pays? (by TenantWhisperer [MA]) Posted on: Aug 25, 2010 7:00 AM
Message:

Don't let them paint. Don't let them fill holes. Don't let them repair ANYTHING!

I had a "helpful" tenant who used gobs of latex caulk to fill nail holes.

You just cannot anticipate when tenant dumbness will strike.

For my props, nail holes are ok. Anything bigger comes from the security deposit. --199.46.xxx.xxx




Holes in Wall - Who Pays? (by AllyM [NJ]) Posted on: Aug 25, 2010 7:19 AM
Message:

They did it but if you let them fix it, then it will be a bad job and you will have little lumps on the wall. Plus they don't pull the nails straight out and take out more plaster.

Do it yourself with a little plastic tub of joint compound and a little spreader to smooth it out.

You can smooth it with a damp sponge after it dries a bit also. --76.99.xxx.xx




Holes in Wall - Who Pays? (by Sharon [CT]) Posted on: Aug 25, 2010 8:29 AM
Message:

Nah, I don't think you could charge for nail holes, thats petty stuff. Some tenants put huge screws in the wall which have been twisted around and really damage the wall-that I might deduct but how much could you charge.

I had these beautiful kithcen cabinets and this loser tenant came in and put all these holes in the cabinets to hang up pictures why on earth would you hang up pictures on your Kitchen cabinet. We would have charged for that but we used up the security for last months rent they failed to pay. It would not be a bad idea to limit what size and where nails can be used. --192.249.xx.xxx




Holes in Wall - Who Pays? (by Philly LL [PA]) Posted on: Aug 25, 2010 11:07 AM
Message:

Charge them for it, deduct from the security deposit. Obviously, there is damage, so charge them for it. Don't allow them to try & fix it. If there are only a few, I wouldn't worry about it, but if there are many holes, then of course deduct. --66.173.xxx.xxx




Holes in Wall - Who Pays? (by Jeff [CO]) Posted on: Aug 25, 2010 11:18 AM
Message:

Thanks - good advice, Philly LL. --174.47.xxx.x




Holes in Wall - Who Pays? (by LindaJ [NY]) Posted on: Aug 25, 2010 2:04 PM
Message:

I expect tenants will hang pictures. I almost prefer they do make it a home, because it is more likely they will stay longer. Unless the holes are from hitting the wall or are excessive number of them, I don't charge.

I also don't want the tenant to fix. A lot of times you can discreetly fill the hole with spackle and touch up paint so you don't have to repaint the whole room. If they fix, they can make enough of a mess to require repainting. --96.236.x.xxx




Holes in Wall - Who Pays? (by Virden [OH]) Posted on: Aug 25, 2010 8:08 PM
Message:

Charge them now, why wait for later when there is something else to swallow the deposit, some tenants you have to train or trade. --65.43.xxx.x





Reply:
Subject: RE: Holes in Wall - Who Pays?
Your Name:
Your State:

Message:
Holes in Wall - Who Pays?
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible.
Email Address: