Do you know how to determine what are real damages v.s what is normal wear and tear? There is a fine line between what is actual damage and what is normal wear and tear. It takes a little bit of experience to distinguish damages and wear & tear. If not done properly it can cause arguments between tenants and landlords. You need to have a good process that will help you determine normal wear and tear and damages. 


Every house is going to have normal wear and tear. Just like any other thing a house will decline to normal use. Deterioration will occur in the course of living in a property. For example, if a carpet is five years old, most likely it will need to be replaced. You can’t really charge the tenant for the full amount of the carpet. If they do damage it then you have to prorate it out.


Example of normal wear and tear: 

  • Faded, peeling, or cracking paint 
  • Faded wallpaper 
  • Faded carpet
  • Faded window shades 
  • Carpet worn thin from walking 
  • Loose grouting and bathroom tiles 
  • Worn enamel in old toilets 
  • Worn gaskets on refrigerators doors 
  • Floors in need of varnish 


Damage is when it isn’t natural deterioration. It is when the tenant harms the property. They are unexpected issues like a huge hole in a bedroom wall. 


Example of damage: 

  • Broken windows 
  • Broken doors
  • Holes on wall
  • Unapproved paint colors 
  • Unapproved wallpaper 
  • Cigarette burns
  • Food stains 
  • Urine stains 
  • Missing window shades 
  • Excessive scoops from pet nails 
  • Shower mold due to lack of regular cleanings 
  • Cuts on counters from not using a cutting board
  • Excessively unmaintained landscaping – can’t let the bushes overgrown / grass excessively high 


Move-in inspections are going to have a key role in determining normal wear & tear or actual damage. The tenant should be in the move-in inspection. This way they can never say that they didn’t know the condition of the property when they moved in. You want to provide your tenant with a Condition of Rental Property Checklist. The tenant needs to walk through the property and document the conditions of the property and document and notify of any pre-existing damages. Once the inspection is completed tenants and landlord review the checklist together and mutually agree on the condition of the property upon move-in by signing the form. Each party keeps a copy of the signed checklist. You want to take a lot of pictures during the inspection because later on, it will help you compare the move-in report to the move-out inspection.


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Bethan Johnson

Turn Coordinator

Bethan is a Property Manager Assistant. She performs all property inspection and evaluations, creates tenant invoices and oversees disposition of security deposits.

Why choose CRM Properties?

We have the best selection of homes in the Kokomo area. Our staff’s dedication to customer service leads to a swift response to maintenance and tenant questions.


What is your screening process?

We verify income with copies of pay stubs and verification from your employer. We check court records for any judgments and criminal activity. We also contact your previous landlords directly for a referral. We will verify that the person we call is actually your landlord.


Are pets allowed?

Most homes allow pets. We do have breed and size restrictions. We limit the number of allowed pets and you must provide proof of vaccinations on all pets. We charge an additional $25 per month and $150 additional deposit.


How much is the damage deposit?

The damage deposit is equal to one month’s rent. An additional $150 is required for all pets.


How long of a lease must I sign?

Our leases are typically one year. During winter months we structure our leases to expire during the spring.


How do I pay my rent?

You can pay rent in person with a personal check, cashier’s check or money order. You may set up an e-payment or direct deposit. You may also mail your rent or use our dropbox.


What happens if I can’t pay my rent on time?

We do not make arrangements on rent. Rent is due on the 1st of each month. Late fees start on the 5th. If we do not receive rent by the 15th we file an eviction. You may stop the eviction if you pay rent in full prior to the eviction date.


How are utilities handled?

Utilities are typically the tenant’s responsibility. Utilities must be transferred into the tenants name prior to signing the lease. If the tenant is responsible for the sanitation bill and fails to pay it, we reserve the right to increase the monthly rent and include sanitation in the rent.


What do I do if I have a maintenance request?

Why choose CRM Properties?


What do you charge?


When do I get paid?


How much is the damage deposit?


How long will it take to get my property rented?


How do you market my property?


What is your approval process for tenants?


What is the tenant deposit and length of lease?


Do you accept pets?


What is the eviction process?

Amanda Mendenhall

Leasing Agent

Amanda is our Leasing Agent. She oversees property showings and screens applicants.

Bethany Shoffner

Portfolio Manager

Bethany is one of our Property Managers. She is the single point of contact for owners and oversees the tenant experience.

Hannah Dobbins

Resident Service Coordinator

Julie Mullinax

Operations Manager

Julie is our Operations Manager. She oversees the staff and the day to day operations of our company.

Heather Johnson

Property Manager

Heather is one of our Property Managers. She is the single point of contact for owners and oversees the tenant experience

Jennifer Koenig

Resident Services Coordinator

Jennifer is our Office Assistant. She assists the Property Managers with all property and social media marketing.

Amanda Marshall

Maintenance Coordinator

Theresa Cain-Rush

Property Management Assistant

Darin Olson

Maintenance Manager

Darin is our Maintenance Manager. He investigates maintenance issues and offers suggestions and estimates for repairs.

Lynda Simpson


Lynda is our Bookkeeper. She handles all accounts payable and receivables. She also coordinates all owner and tenant billing.

Chris Mullinax

Broker Owner & New Business Development

As President and Owner of CRM Properties Chris helps generate new business and works on making sure the business is compliant with all local, state and national laws and ordinances.

Call us at (765) 459-8034 during business hours.

We guarantee that a team member will be on the other end to answer any questions you may have.

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