 Pet urine carpet damage (by Corinna [CA]) Jun 15, 2016 4:09 PM
 Pet urine carpet damage (by razorback_tim [AR]) Jun 15, 2016 4:34 PM
Pet urine carpet damage (by Janel [CA]) Jun 15, 2016 5:59 PM
Pet urine carpet damage (by Corinna [CA]) Jun 15, 2016 6:14 PM
Pet urine carpet damage (by Moshe [CA]) Jun 15, 2016 6:21 PM
Pet urine carpet damage (by plenty [MO]) Jun 15, 2016 6:37 PM
Pet urine carpet damage (by Vee [OH]) Jun 15, 2016 6:40 PM
Pet urine carpet damage (by BRAD 20,000 [IN]) Jun 15, 2016 8:55 PM
Pet urine carpet damage (by BRAD 20,000 [IN]) Jun 15, 2016 9:00 PM
Pet urine carpet damage (by RockM [OR]) Jun 16, 2016 2:42 PM
Pet urine carpet damage (by AllyM [NJ]) Jun 16, 2016 7:19 PM
Pet urine carpet damage (by JR [ME]) Jun 18, 2016 3:27 PM
Pet urine carpet damage (by Corinna [CA]) Posted on: Jun 15, 2016 4:09 PM
Message:
State Specific Question About: CALIFORNIA (CA)
Hi! I am a new Landlord in CA. My first tenants just moved out after 11.5 months. Their dogs destroyed the carpet in the den with urine. Saturated from one end to the other. I have a letter from Pro carpet cleaner indicating it cannot be effectively cleaned and should be replaced. In addition the sub-flooring has to be sanitized and painted to block the odor. I bought the carpet new 6 years ago and it has a 15 year warranty.(which I am told is void now that the home is a rental) I personally lived in the home for 5 of the 6 years before the tenant and just started depreciating the home as a rental.
Getting mixed opinions on how much I can deduct from their security deposit. Can I deduct the full replacement value or just the depreciated value of the old carpet? --67.168.xxx.xx |
Pet urine carpet damage (by razorback_tim [AR]) Posted on: Jun 15, 2016 4:34 PM
Message:
You are going to get mixed answers on this board. This question may be specific to local and state laws and the true answer may even vary from judge to judge within the same court system. Here I would charge for full replacement. I have witnessed a judge giving a judgment for the cost of cleaning and the full cost of replacement when the carpet wouldn't come clean. She stated that the cleaning had to be done to determine if the carpet could be salvaged and when it couldn't the tenant was responsible for full replacement.
Others will come along and state that you can only recover depreciated value. I can only tell you what I would do and what I have witnessed here.
Good luck! --70.178.xx.xx |
Pet urine carpet damage (by Janel [CA]) Posted on: Jun 15, 2016 5:59 PM
Message:
I would go ahead and charge the full amount. If the tenant takes you to court the judge may require you to depreciate it, or may not depending on the judge. I have been to court with this issue and fortunately awarded the full amount of the carpet. In one case I was awarded the cleaning and the replacement of the carpet. The judge felt that since I only replaced the one room, not all of the carpet I was being reasonable. Good Luck! --67.45.xxx.xxx |
Pet urine carpet damage (by Corinna [CA]) Posted on: Jun 15, 2016 6:14 PM
Message:
Thank to you both. Great advice. --67.168.xxx.xx |
Pet urine carpet damage (by Moshe [CA]) Posted on: Jun 15, 2016 6:21 PM
Message:
Depreciated value, probably based on 7 years expected wear.
--71.118.xx.xx |
Pet urine carpet damage (by plenty [MO]) Posted on: Jun 15, 2016 6:37 PM
Message:
Be sure to get a larger zip lock bag, cut a section of the carpet to fit in bag, include the dirt and stink, zip it up. Nice to show the judge should you have to go there. --66.87.xx.xxx |
Pet urine carpet damage (by Vee [OH]) Posted on: Jun 15, 2016 6:40 PM
Message:
What adds up expensive is the floor repairs and padding, the actual carpet I would ignore but go for the damages below the carpet at 100 percent. --76.188.xxx.xxx |
Pet urine carpet damage (by BRAD 20,000 [IN]) Posted on: Jun 15, 2016 8:55 PM
Message:
Corrina,
My lease is clear: replacement cost.
If the subfloor is badly soaked, I find it easier, cheaper, faster, and more effective to replace the subfloor.
Gotta know YOUR judge. In our 300+ evictions over 6 judges not one has mentioned depreciation.
Everything is negotiable. If the res agrees you have it.
Thanks for the reminder why we stopped using carpet in rentals. Too many problems and questions.
BRAD --73.146.xxx.xxx |
Pet urine carpet damage (by BRAD 20,000 [IN]) Posted on: Jun 15, 2016 9:00 PM
Message:
PS Our standard procedure is an In Home Visit prior to final approval. Had you visited their current home you would have known what yours would look and SMELL like.
Jeffrey teaches to do an inspection in month 3 to tackle such problems early.
Lessons like this are expensive and tough. But use it to educate and motivate you to better screening and management.
BRAD --73.146.xxx.xxx |
Pet urine carpet damage (by RockM [OR]) Posted on: Jun 16, 2016 2:42 PM
Message:
Question about depreciation - is Allure or laminate depreciated over 7 years same as carpet? --157.245.xx.xx |
Pet urine carpet damage (by AllyM [NJ]) Posted on: Jun 16, 2016 7:19 PM
Message:
The carpet is too old to charge them but you can charge them for painting the floor and cleaning the urine off the floor. Had to do that once myself. --73.33.xxx.xxx |
Pet urine carpet damage (by JR [ME]) Posted on: Jun 18, 2016 3:27 PM
Message:
Charge 100% of the replacement value, plus the cost of floor painting. The worst a judge can do is disallow some of it. Never listen to Moshe, if you ask for less, you surely will get less. --166.182.xx.xx |
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