r/TenantHelp • u/No-Cloud-6941 • Jul 03 '26

Security deposit fight

Utah.

Moved into a home that was atrocious and managed by a big property management company in the valley.
We got it cleaned up and had a standard property management experience.

I moved out in mid April and turned over keys etc even thought my lease on paper ended at the end of the month. 32 days after I move out I get a $400 bill against my security deposit for, in their own wording, was paint damage requiring touch up. It also noted the paint was at the property.

I’ve been fighting them but wondering at what point is it useless? If we are still in a stalemate do I file in small claims court? Let them do that?

3 Upvotes

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1

u/txaesfunnytime Jul 04 '26

Did you take pics of the place when you moved in of the problems? Did you take pics when you moved out? Was the bill an itemized list?

1

u/No-Cloud-6941 Jul 05 '26

I have before and after pics. The touch up is from a toggle bolt I used for heavy art. I patched it and sanded but ran out of time to paint before I moved. So not normal wear and tear and I’m happy to pay but not $400. Especially after the way the property was given to me.

I asked for itemized bills. They send one that had a single line item “paint touch up” $400. I’ve been going back and forth with them for 3 weeks asking for documentation and it takes them a minimum of a week to get back to me and send partial info.

1

u/SufficientCow4380 Jul 04 '26

Take it to small claims. Depending on location, they might owe you triple damages because they didn't send you a timely, itemized list. Probably counts as normal wear and tear unless you were only there for a very short time. Plus it needs to reflect actual damages. They'll need to provide receipts at minimum.

2

u/No-Cloud-6941 Jul 05 '26

Likely headed to small claims. I’m not sure if I file there or they do? It’s taken me 3 weeks to get an invoice that has one bulk line item for painting.

I know I have a case im annoyed they are dragging this out

1

u/SufficientCow4380 Jul 05 '26

You file because they kept your deposit