I have a cute townhouse beautifully updated 5 years ago - new everything. New tenant just moved in this weekend. Carpet is older but professionally cleaned as promised. I did not replace because carpet it is not bad (no significant stains and wear mostly on stairs) and they have a dog.

In addition to a number of petty complaints, they asked/begged for new carpet "because their dog never has accidents." I reluctantly agreed on that assurance. My handyman arrived today to address the petty complaints and the dog promptly peed on the carpet (still the old carpet thankfully). I'm annoyed and am not sure I want to replace the carpet since the exact concern I expressed is exactly what happened.

Suggestions? Considering:

1 - No carpet replacement

2 - Ask for a longer term in exchange for carpet

3 - Tell them I will split the cost

i can tell you what i would do... As long as the dog, that dog or any dog i would not put in new carpet.

You said No. That was the carpet when they rented it and it's the same carpet they wanted then.

At $25 a month You are not going to get your money back. Carpet is expensive!

No to replacing carpet. They moved in with serviceable carpet. The dog already peed on the carpet once, it will do it again.

That said, if they really want new carpet, tell them they can cover the FULL cost, to be installed by your licensed and insured installer at their cost. If they really want new carpet, and are willing to foot the cost, they can have it.

Hold on Valerie,

I am sensing another important issue here - did they point out petty problems & get you to agree to new carpet BEFORE or AFTER lease signing?

1. If it's not in writing, you can back out of replacing carpet due to the dog's behavior that you witnessed. Maybe even if it is in writing, if it was contingent on the reason stated - since that is clearly not true.

2. If they are nit-picking and getting you to do things you really don't think need to be done, on a home you had already prepared for rent up to your standards, you may be in trouble. These folks are in the driver's seat rather than you, and they will not stop making demands, and will never be happy.

DJ, you are exactly right! Carpet was not in the lease. And now they are being obnoxious. After sending pic of dog pee, GF says, "Oh dog never does this, etc." and BF says, "What exactly prompted the accident on the floor?" Rather than saying, "how would I know, it's YOUR dog," I said, "We are going to need to talk in person. What time are you both available tomorrow?"

You need to get rid of these LYING, demanding tenants. Their dog peeing in your place...Get the h... out of my place.

Valerie,

Gotta stay strong! Wimpy LLs are doormats and lose money. Don't make promises no matter how much they beg.

First, NO CARPET in rentals PERIOD. If it's there, use it while you can but NEVER replace carpet even if you live in Alaska! I hope this episode convinced you.

When I ask my new residents why they chose this home the overwhelming answer is "because is does not have carpet". Today's renters do NOT want carpet.

And did you actually believe them when they said their dog was perfect?? Even properly potty-trained dogs leave a pet odor that will never come out of carpet.

Reminds me of a recent new lease. I was taking the last few photos when my happy new res pulled into the garage with a car load of boxes. Her doggy hoped out and immediately pooped on the garage floor while I watched.

Get a line item in your lease that states they have inspected the unit and find it satisfactory and are renting it as is. That cuts out so much of this immediate wish list nonsense.

If I had a tenant in a unit a week and they were asking me for carpet already, I'd lay down the law REAL QUICK regarding what's expected and how they can move if they don't like it.

Then I'd brace myself for a potential roller coaster tenancy.

I agree with the advice above:

Unit is accepted in as-is condition. Any negotiating needs to be done before the lease is signed.

Don’t replace the carpet. Tell them since the dog had the accident that is off the table. Period.

Learn to say no. If you nip these early requests in the bud they will stop. If you need to, be the manager instead of the owner so you can blame it on the owner.

Watch out for the in-person meetings. Emotions can get out of hand on both sides.

Valerie of VA, You have a tenant with a dog that pees on the carpet. The dog pees, carpet soaks the pee, soaks the pad, THEN soaks the wood subfloor or concrete. This is a major issue.

Buy a black light flashlight. check chewy.com or walmart.com for the black light flashlight. Once you have the black light flashlight. Go to the house inspect the entire house for pee stain damage. The pee will show in a yellow tone under the black light. Once you have the areas of damaged by pee stain, take pictures of the damage under the black light. No you don't need the room dark to see the pee stains with the black light.

Valerie,

By’checklist’ do you mean the move in inspection? I hope you are giving control of this to the res, the one who thinks the carpet is trash.

In court residents don’t argue about rent they argue about CONDITION. The move in soection is your evidence to protect yourself.

My policy: no one writes on it other than us. Plus we back it with 100 photos taken on move in day.

It seems that you're too involved in talking details with the tenants. Best to communicate by text as much as possible. And talk (and even text) with them very little and in a very professionally detached manner.

Remember to represent yourself as the "manager" and NEVER as the owner. If they make a request, tell them you'll have to check and get back with them (since you're just the manager). Or tell them you'll check at your next "board meeting" - which is when you come to this forum to discuss the issue.