Renting a house -- what does the owner cover in repairs/ replacements?

[Anonymous]

So I found a house I love, and did a quick assessment. It seemed to have some light wear to the carpet and hardwood floors but there was baby stuff and lots of furniture so I didn't get a good detailed look the first time through. I have not signed a lease, but I did give her a deposit of 1 mos. rent. I like the lady, I know the neighbors, it's in my same neighborhood, etc.

It's getting closer to my move in date and on my second walk through with a lot of her furniture moved out now, I can see lots more damage to the carpet that I'd originally seen. LOTS MORE. I think the carpet may even be original to the house, ie. 10 years old, in some rooms. The hardwoods on the entry and kitchen need sanding and restaining, though I'd rank them below the carpet in terms of pressing needs.

Ideally, I'd like new carpet in the full basement (maybe 1000 s/f) ~$2000? Carpet in two rooms upstairs might run another ~$500. Sanding and restaining ~$1000?

Before I approach her about it, I want to see what is 'normal' for owners to do. I'm pretty sure owners cover the full cost of repairs to appliances, systems, etc - - but this is more cosmetic. I don't think she's going to want to pay for all of the cost, since I'm getting the benefit, but on the other hand, she can depreciate the expense too. I'd be willing to pay some of the cost, but don't want to offer unless this is to be expected. The carpet is pretty stained and tired looking.

I have not signed a lease yet. I want to talk to her about this first. A month's rent is $3000, just for reference, and I'd be signing a year lease. Maybe I could pay for the carpet and have that be a credit for a month's rent or something?

[Anonymous]

It's worth talking to her about it. I tried to get a guy to replace a disgusting oven in an otherwise fantastic house and he said no. I thought about buying my own oven and just taking it with me when we left and purchased our own house, but his whole attitude put me off. So I just passed on the house.

Generally, though, landlords do the repairs they are willing to do between renting. I don't know what is really going on with the carpets, but they might clean up well with a professional carpet cleaning service. I'd probably get it cleaned and then put my own area rug down over it if the stains didn't come up well.

[Anonymous]

I don't think you're going to get her to resand floors. They will just get ruined by tenants again. Replacement carpet does not seem unreasonable.

Doesn't hurt to ask.

[Anonymous]

I am a former landlord. I probably wouldn't do it if I could find another tenant. If the market was tight, I probably would. When we were renting our house, we were not making any money on the rental (we were living out of town) so those extra expenses made us lose even more. It doesn't hurt to ask. It depends on the landlord and the market conditions. Ultimately, be prepared for what you will do if she says no.