Get Your Money Back- Security Deposits in Charleston, South Carolina
/No one likes to have deductions made from their security deposit... no one. Some of the biggest conflicts I encounter are returning security deposits. In my property management experience I have found that there is the potential for even the best tenants to leave a property in a little bit of disarray. It is human nature to look forward to the future and a new home, and at times be less concerned about the condition of the property they are leaving. To combat this I contact the Tenants when they are leaving and give a very specific list of things that need to be done prior to the move out inspection. I inform them what I will be looking for at the move out inspection. I suggest professional cleaning and carpet cleaning and provide them with vendors to contact. This has helped substantially reduce conflicts that arise from security deposit disbursements.
There are some very common misconceptions about security deposits. The trust money belongs to the tenant and not the landlord. It is provided for reassurance that the tenant will fulfill the terms of the lease and return the property in the condition it was found minus normal wear and tear. It cannot be used to restore the property to a better condition than what was given to the tenants.
A security deposit is trust money that is the tenant supplies to be held in an Escrow account until the fulfillment of the terms of the lease agreement. The trust money is then to be returned to the Tenant within 30 days of vacancy. Any fees for maintenance that exceeds normal wear and tear can be charged to the security deposit. An itemized list of repairs should be included with the security deposit disbursement. A lease will usually specify that cleaning and carpet cleaning are also required.
If a tenant moves into a property and the property is not cleaned properly contact your Property Manager right away and ask them to send the cleaning crew back to the property. Oversights can happen. Pelican Properties' cleaning crews want both the tenant and the landlord to be satisfied. The same goes for routine maintenance such as light bulbs and air filters. It it's written in the lease agreement there will be an expectation for you to complete all items when you vacate. Having the mind set that if the property is not clean enough when you move in will allow you to leave it dirty when you vacate only creates a domino effect of poor property management. We want you to move into a clean home.
Take photos and document on your move in inspection report any damages that exist when you move in. Take a little time and be thorough. Make sure you send all of this information including photos to your Property Manager. Every property is a little different. Photos and documentation help immensely.
Below are four (4) real move out inspections and examples of what not to do if you want your full security deposit back.
1. A tenant at a property on James Island moved out of a property. He was a graduate school student, always paid rent on time, and made us aware of all property issues. I was expecting an easy breezy move out inspection. I was shocked when he moved out and I went to the property. There were nails in all of the walls, dust bunnies, dirty socks, papers left behind. Carpets had not been cleaned and the place was a mess. He had done nothing but remove his belongings. I was so perplexed that I called him and asked if he was finished moving out. He said he was moved out. I asked if he planned to clean and he responded that he assumed I would take care of all that and charge his security deposit. Fair enough... at least he knew it was still his responsibility.
2 . I conducted a move out inspection at a property in Downtown Charleston where a very difficult tenant had moved out. Inside the property were tables, pictures on the wall, bags of trash and personal belongings, the refrigerator and freezer were full of food including raw chicken, and the power was off. I had to send a locksmith because the tenant changed the locks and failed to provide us with keys. I had to postpone the move in for the new tenants due to the condition of the property. The former tenant was actually upset that the security deposit was used to restore the property to its original condition.
3. I conducted a move out inspection at a property in Mt Pleasant where the tenants insisted to be present. While I was documenting and taking photos the tenants followed me around the property and pointed out items that had never been repaired. The tenants had left a white projection screen painted on the wall. The tenants also left black out curtains throughout the property. During my inspection I was not aware that the blackout curtains belonged to the tenants and not the landlord. The property was listed for sale. The Real Estate Agent wanted the black out curtains removed. The landlord contacted me and instructed me to have the black out curtains removed and to have the wall painted. The tenants became irate that these items were charged to the security deposit and that I did not instruct them to paint the wall or remove the curtains. A move out inspection occurs when possession of the property is transferred from the tenant back to the landlord. It is not a meeting for the Property Manager to tell the tenants what additional maintenance needs to be performed. Bottom line, do a thorough move out and you will get your security deposit money back.
4. At one move out inspection in Downtown Charleston a tenant had allowed a guy to move in the property and he was not added to the lease agreement. The additional occupant kicked in the door frame and placed several holes in the walls. The tenants mother was at the move out inspection and began screaming when I told her that her daughter was responsible for the damages because she was the tenant on the lease. The daughter was a very sweet and polite lady. In no way did I walk in that move out inspection expecting to be yelled at.
Pelican Properties' Property Managers do not conduct move out inspections with the tenants present. It is our policy for the safety of our Property Manager's when security deposit money is being discussed and disbursed. As a Property Manager I have encountered several issues at move out inspections when tenants are present and on rare occasions have not felt safe. You never know how people may react when money is involved.
Lastly, a Property Manager conducts move out inspections as part of our property management duties. We don't benefit in any way from making charges to security deposits. It makes my job easier when I can give the full security deposit back because I don't have to schedule a lot of maintenance. If you want to receive your security deposit back in full communicate with your Property Manager and know the expectations. Leave the home ready for the next tenant. This is how you should have received it.
Charleston and Mt Pleasant, SC Property Management