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I spend as little as possible.
Typically it is a carpet cleaning and new paint which often runs about 300.00 max depending on how much needs to be painted. I sometimes will skip the paint if someone only lived there for under 4 months.
All of my places are non smoking and no indoor pets and no cats at all. Also zero water furniture or fish tanks. I also have a rental agreement from hell with costs for everything down to replacement of a light switch or missing batteries in the smoke detector. The damage walk through sheet is a little more than a page long typed.
I do not charge tenants for carpet cleaning if it is typical wear and tear and they lived there for over six months. If it was a shorter time and or there is any stain, ect then well they get their security docked.
Though I did once put in over 6k into a renovation that was not planned between tenants. However I was able to keep their full security as well as get a judgement against them for 5k that I was able to collect in full. They just happened to of smoked in the house and also damaged the carpet and some other items. Since it was a non smoking place, the judge was fine with me redoing everything painted, the carpets, and so forth. Then since my walk through form included all prices already, the tenant had no case argument in court for the costs.
Nice thing is I rarely have any turn over. Most people stay at least a few years and only move cause they need to leave city for a new job or what not. One of my places has had the same family now for 5 years. On that one I periodically dump money into it. Specially when the city, or PGE, or other companies have rebates going on. New appliances, new windows, attic fans, those special light bulbs, weatherizing, and other things. Typically most of the cost is covered by the rebate programs.
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