State Specific Question About: RHODE ISLAND (RI)

Hi,

I had a tenant vacate her apartment as of June 1st.

The tenant left me with over $2,000 in damages. Her security deposit is only 650. Obviously I cant charge her for normal wear and tear items but I can charge her and am for "EXCESSIVE" wear and tear. This tenant is a nightmare. She tries to TELL ME how to run my business, etc, etc.

So she left her apartment ABSOLUTELY DISGUSTING, did NOT follow her move out documents even tho she signed them stating she did 100% of everything she was responsible for.

Besides her security deposit we have invoiced her for $496.33.

The invoice was sent on June 10, 2011 and it was stated in the letter that per her lease agreement if the invoice is NOT paid withn 30, 60, 90 &120 days it WILL be reported on her credit.

My assistant has been mainly dealing with her as she just yells and swears at me and I REFUSE to stoop to her level and act unprofessionally. I am just thankful she is OUT of this particular property and so are the other tenants.

I have NEVER had an experience like this in my near 8 years of being a landlord. Does anyone have any advice for me as to how to handle this/her, PROFESSIONALLY but sternly?

ANY/ALL RESPONSES ARE (AS ALWAYS) GREATLY APPRECIATED!!!!!

Thank you all.

I hope everyone has a great weekend!

Irish, Unfortunately your right!!!

FYI, here is one of my lease clauses for things like this...

You are too emotional about this. This is not unusual behavior by a resident so do not let it affect you.

Stick to the facts: unpaid rent + late fees + repairs made = total bill.

I'm confused, $2000 in damages but a bill for $496? Did I miss something?

I don't get the 120 days thing. Why 120 and do you really think she is going to give you a penny?

If the total bill is really only $496, skiip it. Your atty will smell your fear and run up a big bill, which your tenant will never pay. For that amount, skip it and move on.

The invoice amount she owes us is 496 as we have her security depoist of $650 that we are keeping. The 496 is in excess of her security deposit. I guess I am emotional about this as it is my first BAD experience after near 8 years of landlording.

Dennis, Congrats on 8 years of easy LLing!

Are you saying the remaining $1500 is "ORDINARY"?

Don't roll over and play dead for a tenant that cheated you. Charge what it costs. If it goes to court and they argue or the judge questions it, negotiate a lower amount if you like.

"Wear and tear" is things like sun-fade, rubber cracked from age, carpet thinner in walk patterns. Dirt, stains, scratches, move out shampoo, repaint from marks on the walls are NOT wear. They are abuse and lack of housekeeping.

I'm guessing you're new at the court thing, too. DO NOT let an atty rack up ANY bill with the idea your tenant will pay it. Getting this tenant TO court will be a challenge and getting ANY money is next to impossible, so keep your expenses low.

Get with your local assoc for advice.

Thanks brad!!

I did send her her the breakdown of how her security deposit was used. A DETAILED, itemized list, with in the proper time frame. So you are saying I should go after her for more? She Does owe it but honestly I do NOT even care as I can NOT deal with this 30 year old CHILD!!!

she is NOT paying the amount she has been billed never mind more! She is leaving th state so I really doubt her threat of court is anything more than a threat.

IF we do end up in court; I have 20+ videos of her apt& ALL paper work an other documentation. I also have a neighbor and one of my painters on video confiriming what they saw and how many hours we worked ( not sure that that matters but point is , my ass is covered with documentation.

Thanks!!