Section 8 Inspections
Hi, I own a 4 unit building in CA occupied entirely by Section 8 tenants. My question is about the Section 8's inspection. They conducted inspections last week on one of my units and noted many items they wanted changed or upgraded, otherwise my payments will be stopped in 30 days. They want me to "change the carpets" in the entire unit, as well as "paint all walls." My questions is this: If I have to fix these items which are generally security deposit items, can I deduct the price from the tenants' security deposit? They have DESTROYED the carpet in the unit, and their 4 children scribble on walls as well as ride bicycles inside. Also, the tenant does not own a vacuum cleaner, and I have seen her sweeping the carpet on numerous occasions. If I CAN deduct them from the tenants' security deposit, are they still "improvements" I have made to the unit for tax purposes? Thanks for any advice.
Take lots of pictures. Tons. More than you'll ever need. Then you need to come to terms with the fact that they are Section 8. If you replace the carpet now, you have to be ok with replacing it again next year.
But if you decide to let them stay (and you change the carpet) you can most definately take that out of the deposit as long as it is more than "just wear and tear". If the charges come out more than the security, notify the tenant and the section 8 office. They have to pay or risk getting kicked off section 8. Believe me, no matter how much money it is, they will pay it. You don't want to mention any of this while they are living there though. This is your "parting shot" when the lease disolves.
[addsig]
That is great advice about the pictures, thanks. Believe me, if anyone ever saw the pictures, there would be no dispute as to why the carpet had to be replaced. I guess it comes down to whether or not I want to keep the tenant.
Thanks for the adivce.
I have section 8 tenants. I used to take care of things they asked me to. Yes, I shampooed the carpet, not really changed it, fixed stoves, etc. When the tenant left in July of this year, I saw the carpet was ruined and walls were scribbled all over. I kept the security deposit. Section 8 didn't interfere with the deposit.