State Specific Question About: GEORGIA (GA)

2 Yr. tenant vacated with proper notice at end of May. Agreed to meet June 1 to do walkthrough together. Tenant cancelled one hour prior due to personal issue.

Proceeded with walk through to complete move out form. Items beyond wear and tear noted - personal possessions left, cleaning issues, repair issues, etc. No return of keys or garage door remotes.

Delivered move-out form with link to 150+ photos within 3 day requirement per lease. Tenant demanded re-inspection and I provided generous times over next 4 days and said if none of these work, then suggest something and I will do my best to accommodate. No response.

No re-inspection within 5 biz days per lease. No dispute of charges withing 3 biz days of move out form delivery. Rec'd demand letter 3 days past deadline threatening law suit. We are far apart on damages.

Per lease and state law I have 30 days to return deposit minus damages.

Beryond returning remainder of deposit within state/lease guidelines I could:

1. Do nothing additional and see if suit is filed

2. Offer minor good will credit in good faith negotiating to avoid time and hassle of lawsuit.

I've been diligent about following lease and sate laws. Thoughts?

ntj,

Sounds like you were thorough.

LINK to photos? Why not simply print and inclide the photos? MANY people cannot open links or understand a link. I'll bet they habe not seen the photos.

We include all the photos so I know they saw them - it stops most arguments.

A legal beagle could argue you did not provide complete info.

I want it sooo obvious that no atty would take their case or a judge would roll his eyes.

I've had the "law suit" threat. As I knew that I had communicated properly and had documentation to prove it, I've said, "Go right ahead."

They are usually blowing smoke saying that - hoping to scare you. Once they see how much it costs them to file, and they see that lease clause I have about no one (LL or tenant) getting their filing fees back, they go away quietly.

I do like Brad does:) In addition to including photos of filth/damage, in my accounting/deposit return letter, I also copy and paste the section of the lease where it states that the unit is to be returned in the same spotlessly clean, undamaged condition as at move-in and remind them that I have many photos of the before move-in condition to show the judge also.

I have also been known to say "go right ahead". So far, knock on wood, that was the last I heard from any blowhard tenant about suing or court, blah, blah, blah.

I am not required to provide photos with the SD Accounting, and I do not.

If there is a dispute after I send the accounting, I will usually send some photos (before and after) of whatever areas the tenant wants to dispute, but the cost to me (time and money) of printing and organizing the photos is too high.

I am never reluctant to go to court over a SD dispute. Threaten me with such a lawsuit, and my answer is "bring it on!"

The few times I have actually gone to trial over one of these disputes, I have a nice album (three of them -- judge, tenant and me) prepared, with before photos on the left face and after photos on the right, so that the judge has both the before and after photos right in front of her. It is pretty dramatic.

@Pattyk - we were communicating via email. She stopped responding and sent me a text saying all further communication would be via mail. Several days later the certified letter.

Certified mail, you need to reply. If only to acknowledge receiving it. Reply anyway you wish, doesn't have to cost alot of money.