I own a rental unit in CA. The rent is $2500 per month. My tenant was on a year lease that converted to a month to month. She has rented from me for 5 1/2 years. Now she wants a carpet allowance of $3700. In return she will paint the unit on her nickel. In breach of her lease she had dogs in the unit that in my mind damaged the carpet. I never planned to return her deposit of $1500 if she moved out. So, how long does carpet last even if there are no dogs.
I have been thinking of agreeing to her demands, but have her sign a 1 year extension, and increasing her deposit.

Even though I worked in the rental housing industry for over 17 years (on the east coast), we did not have carpet in our units. However, as a professional tax preparer and instructor now, the IRS states that when depreciating carpet (on your tax return) for a rental property, it should be depreciated for 7 years--almost as though that is the length of time the carpet should last.

I would think that carpet should last closer to 10 years, however!

Although you have not stated as such, have you had the opportunity to examine the carpet yourself and determine if the dogs have indeed damaged it?? If the dogs have damaged it, then you have the option of replacing the carpet but at your tenant's expense! Of course, on the other hand, if you are afraid of losing that monthly rent of $2500, then giving the carpet allowance may be the cheapest option. (I was always a stickler for the tenant paying for damages that they incurred!)

To help you in knowing the difference between "normal wear and tear" and "damage", I, as the property manager, always used my own living standards or those of tenants that kept their homes in acceptable condition as the standard to judge by. "Normal wear and tear" is highly relative because it is based on what you as the owner define as "normal". "Damage' implies that there is neglect, abuse, or misuse. For example, not cleaning the oven of built up grease on a reasonably regular basis that causes it to deteriorate, would be considered damage! Not defrosting the refrig freezer so that there is an ice buildup that causes the thermostat to stop working, is damage.

I own a rental unit in CA. The rent is $2500 per month. My tenant was on a year lease that converted to a month to month. She has rented from me for 5 1/2 years. Now she wants a carpet allowance of $3700. In return she will paint the unit on her nickel. In breach of her lease she had dogs in the unit that in my mind damaged the carpet. I never planned to return her deposit of $1500 if she moved out. So, how long does carpet last even if there are no dogs.
I have been thinking of agreeing to her demands, but have her sign a 1 year extension, and increasing her deposit.




As a landlord I would not trade a carpet allowance for painting. Those are two separate items and I think the transaction could be a nightmare if you have a falling out.

How old is the carpet? Does she still have the dogs?