Landlords, need some help here.
 

My current tenants are complaing a little more vocally now about the carpets needing replacing. I was thinking about doing it before they moved in, but then they said they wanted to get a Yorkshire puppy for their daughter and that sort of made me think there was no point in putting in new carpets for tenants with a new puppy. The carpets were kind of rough before they moved in, but professionally cleaned. Now they want to send me a pet deposit, but also want new carpets. We're only talking about 800 sq/ft worth of carpeted area and I'd probably use some cheapo berber, since it's a rental. But how else can/should I accomodate these tenants? I kind of feel new carpet would be wasted on them because of the dog. Should I refund half their deposit after one year since I would certainly replace the carpets after they move out in two years?

Dog on new carpet? Absolutely not. (IMHO).

How long have they been there? If a while with no rent increase, you have leverage there. Is the rent on par with the area, or a little lower? If lower, more leverage.

I would ask myself what will cost more, new carpet or new tenants. I've been in a similar spot, and decided it was better to keep them happy than to have them leave.

Have you considered hardwood flooring? Never again will I put new carpet in a rental...live and learn :(.

The rent is right in line with the area market and that still puts me at $300 a month negative on my mortgage. I'm really not in a position to be putting money into the place, but the $1000-$1500 it would cost to replace the carpets is less than one month's rent. I don't so much object to replacing them as I do to doing it just as they get a puppy. I only didn't object to the dog because I knew the carpets were already kind of rough. They moved in in early Sept. and have terrible credit, but good rental and mortgage history. So I'm kind of in a bind in how to accomodate them. I don't want to give any part of their deposit back until I know they always pay on time and are taking care of the place otherwise.

They are complaining after 1 month of moving in and knew exactly that they were getting bad carpet since they were getting a dog? They're just trying to take advantage and get new carpet. Tell them no and you'll re-think about it after a year (I'm assuming you have a year lease?). And if they keep complaining, show them how their rent is below the mortgage and you're losing money - you can't afford new carpet.

Tell 'em you'll do it if they pay, and when they move out if the pup hasn't trashed it you'll refund.

I like this idea, but I'm sure they'd not go along with it.

They complained about the carpets when we were discussing their taking the place. But they said they wanted to get a puppy to console their uprooted daughter. So that pretty much shut down the discussion there. I figured I'd need to replace the carpets after their lease anyway, so a dog wouldn't make it any worse. Now they say the carpets looked good when they did their walk-thru, but were still kind of damp from professional cleaning and the stains showed up again very soon afterward. I don't know what to do here.

Give them options and let them pick the one they like most. For example.

1) they pay for carpet and get the same rent for 2 years.

2) split the cost of carpeting and you will get a pet deposit for one half the carpet costs. Define in writing what carpet damage will be normal or abnormal considering the dog.

3)you pay for carpet, you get a substantial pet deposit, they get a $75 rent increase per month.

Having carpet w/ tenants is a tough situation. It's not theirs and no matter how clean anal she is, it's not hers. Do a hardwood float application. Proly about the same price as carpet.

87 blk coupe

Listen up Rick...he's spot on.

A frisky puppy can scratch up a hardwood floor real quick.

I would suggest hardwood or tile.

Tell them maybe after the first of the year. That will give the puppy sometime to get used to the yard. You sometime to figure out if they are worth it.

You always go back to the lease.

Old carpet = old rent rate.

New carpet = higher rent rate.

Learn to say no with a smile.

Put the carpet in. Get them to pay a small amount more ($50-$100) each month up to the cost of half the carpet, refundable upon no dog damage at end of lease.
They get new carpet. The deposit is manageable to them and you get some protect from the dog damage.

Steve

Here are some photos the previous tenants sent me right after they shampooed the rugs before they handed the keys over. Previous tenants shampooed the rugs when they moved in too and also told me a lot of the stains reappeared a few days later, but they just covered them with furniture.

http://fototime.com/C2D9F0A8390D945/standard.jpg

http://fototime.com/2DD8958F78BB1B7/standard.jpg

http://fototime.com/EABBE7D31E773CF/standard.jpg

Rent is set at $1650 for two years. So I would definitley raise the rent or get something out of them for new carpet. But I need to see how cheaply I can recarpet the place.

as a renter with a dog and older carpet...i would say they are being unreasonable.
new puppy on old carpet is probably better for them anyway. hardwood floors are easier to clean though. don't refund any of the pet deposit until they move out. who's to say there won't be an issue after a year. adult dogs aren't angels just because they are older.

the old carpets stain were noted when i moved in. after a couple of years there, my parents got me a dog for xmas. i then put down a dog deposit as my original lease did allow pets, but i didn't have to pay a pet deposit unless i added one to my household. a hardwood floor is under neath the carpet and would be much easier to clean. and actually would look better with the age/style of the house. but since the carpet is old my landlord said not to worry about it when i move out since it would have to be replaced after all these years anyway. there are sections near the front door that are showing signs of wear more than if it was just people living there.

dogs can be tough on floors so i would say take a wait and see stance for now on the carpet.
new dog on new carpet doesn't sound like a good idea for both sides.

A dog on carpet is fine, but a puppy on carpet is a recipe for disaster. I'd go with prefinished hardwood.

How about a laminate install?