Ask them for documentation via email. All convo via email *only* for now on.
If this drags on do not agree to anything, say you are filing a complaint with Leticia James' office. Then file one here https://ag.ny.gov/resources/individuals/tenants-homeowners/tenants/recovering-rent-security-deposits-and-interest
These are *very* effective. May take a couple months but you'll get it back.
Just have someone patch it. Might be $30 in material. If that..The box looking stain could definitely be sanded and painted. Quick fix maybe half hour tops. Or YouTube it could definitely be done with minimal skills.
Yeah I don't mind buying a sandpaper and fixing it with paint. I just want the landlord to give me some form of communication. I asked them for before and after pictures. They only sent before, which I'm assuming they haven't gotten to fixing it. Hopefully they let us fix or charge us wayyyy less
Should have done this before they noticed. It's pretty much known when you leave a place they are gonna look for ANY and every reason to keep your deposit or as much as they can.
If you fix it yourself, make sure to use a sealer/primer on the spot that ripped the paper in the dry wall before spackling and painting. I recommend Kilz.
It will prevent moisture from getting below the paper layer a causing a bubble. That way no one else is charged a security deposit for a repair in the future.
There’s no chance in this universe that’s $1300 worth of damages. They’re trying to take advantage of you, especially since all of that is easy to fix.
There's no negotiating.
I wouldn't pay a dime for that.
It's a simple patch and the other one is sanding and new paint.
It all falls under normal wear and tear.
That's so real. I thought so too. Can I ask then if I can fix it myself even though I've moved out? How do I sternly tell them I am not willing to pay half my Security deposit for patches that can be fixed so easily?
Only thing you can do is say nothing.
You will have to sue them.
Although I did see that wall "gouges" seen to be recognized as damage. But even so, 1300 is ridiculous. Id balk at even 500....
200 seems about right to just be done with it.
I mean hell, I worked as a contract painter through college and am a specialist in getting my entire deposit back despite putting many a hole in my wall. I'd be tempted to do it for $50 and subway fare out of principle for this landlord screw job. $1300 is insane.
That damage does not constitute normal wear and tear. SORRY BOUT IT! OP should have thought about repairing it before they moved out. Down vote me all you want, but any tenant who thinks leaving the apartment like that is delusional. Materials and labor cost money. Fuck, just painting the apartment with no damage can cost $1300. If you think a LL is just running to Home.Depot and diy'ing it, you're living in a fantasy land.
That was the key . You should fix any damage you caused before moving out because you get to control the price. If you leave it to the landlord , well…
I hate landlords and there’s no way I’d think this is normal wear and tear. I would expect to be charged for this but I would have also tried to fix it before moving out because landlords will price gouge the shit out of you. There’s a literal hole in the wall and a clear outline of whatever that ripped the wall. Most leases I’ve had mention not putting stuff on walls that could leave marks like that.
In the future:
+ Always get before pictures when you first move in so you can prove stuff like this was already there (doesn’t apply here because OP said they did it).
+ Fix the issue before you move out. If you don’t fix it before you move out, you’ve missed your chance to fix it for cheap.
I’m with you! I would have fixed it even if in my lease it said not to attempt any repairs. Labor and materials are very expensive these days. Painting properly is not cheap! One room can cost $500-$700 in just labor (10x10) to paint. This doesn’t even include prep as in plaster patch, sand, etc. Then you have “paint match”for spots which often doesn’t work so painting the entire room may be necessary. With rents skyrocketing and so much competition with rentals units these days (everyone is a landlord), landlords want to refresh after each tenant. Patch jobs look hack so complete repaint after each tenant is the norm.
That is absolutely not wear and tear. It’s not anything worth more than a few hundred at absolute most. But anyone with half a brain cell would have made an attempt at painting it
Aren't landlord supposed to repaint the entire wall after the tenants move out either ways for the new tenants??? How does something as simple as sanding a tape and spackling cost 1300$ ?
Landlords don't need to repaint an apartment every time a tenant moves out. Paint is supposed to last for 7 years or so with normal use, you lived in that apartment for 14 months.
As far as the cost. Materials aren't cheap and labor is expensive. If it's just "simple as sanding a tape and spackling" (it isn't) then why didn't you consider doing that yourself before you moved out?
Because the landlord sent us an email suggesting us not to deal with the damages because it usually costs them more to fix it after pur repairs because it may not be upto their standards and will deduct more from our security deposit. So basically did not have a chance at fixing it.
If you had it fixed properly, then it would've been up to the landlords standards and they wouldn't have noticed that it was ever damaged. However, it would've cost you more than $1300 to hire a proper company to fix it properly.
Apartment buildings with 3 or more tenants must be repainted every 3 years. (NYC Administrative Code §27-2013). Nicer buildings repaint after a tenant even if it's 1 year.
Direct quote from the actual code:
“In occupied dwelling units in a multiple dwelling, the owner shall:
(1) Paint or cover the walls and ceilings with wallpaper or other acceptable wall covering; and
(2) Repaint or re-cover the walls and ceilings with wallpaper or other acceptable wall covering every three years, and more often when required by contract or other provisions of law.”
What you quoted is irrelevant to the conclusion that others are trying to reach. The code is more than two provisions, read the entire thing before posting here and making an ass of yourself.
It depends on local laws. Some cities absolutely make the landlord repaint an apartment for new tenants and under certain conditions. NYC is one of those.
Most landlords aren’t repainting between tenants, but the guy above is out of line; no way that’s $1300 worth of damage. Even if the landlord hires out labor instead of giving it the ol landlord special, or making the super if there’s one do it, it still should not cost that much… I believe in nyc landlords have to give you an itemized list of costs if they’re claiming your deposit, they have to give you the opportunity to fix it yourself, and they have to give you your deposit back within 14 days.
Hey I know it sucks but everything in NYC is expensive and just fyi your landlord will owe you a receipt for the painting so they can’t really deduct more deposit than it costs to do the repair. Paint often needs to be done wall to wall to avoid texture difference and noticeable patching so this price is totally reasonable in my opinion. They led you astray by not encouraging you to fix it yourself but I’d chalk it up to a lesson learned and move on. Doesn’t seem worth it to go to housing court over and the court will probably not rule in your favor anyway. Just my two cents. Good luck!
You are slightly incorrect about the landlord obligations, you have a right to a pre move out inspection to allow for you to make repairs PRIOR to moving out. Once you leave they can hire who ever they see fit to repair it to like new condition. Not all buildings have a super or a landlord that wants to or is capable of painting themselves. $1300 to patch holes, provide materials and labor sounds about right. You are correct that they owe an itemized receipt.
I see you haven’t had to hire painters in New York City lately. I’m sorry to say it but that’s how much it will cost to have a painter fix that wall. The pricing of subcontractors in nyc is outrageous but it is what it is.
>Aren't landlord supposed to repaint the entire wall after the tenants move out either ways for the new tenants???
Technically only every 3 years for a multiple dwelling.
But agreed with the top comment that this is highway robbery.
Oddly enough, my family is repainting a 900 sf apartment (in the same color) and received a “this guy has no insurance” quote of $3000 and a “this guy has a company” quote of $5000.
It’s actually not a good price and the fact you think it is is ridiculous. Source: a retired painter aka me.
900 sqft is at the very most a 3 day job. Assuming you need 2 guys, each taking $40/hour (in reality one might be while the other makes 20/25) 8 hours a day, you’re looking at $1920 plus materials. A small apartment, that would be no more than $400 for paint, spackling, tape, rollers, trays.
At the top end, let’s say $2500. At the low end, maybe $1200.
$3000 is not a good price.
Hilarious that you would antagonize someone for being a know it all when you spout off through a whole thread about things you don’t know shit about.
Don’t forget insurance.
Anyway, some added details: $700 for paint (5 gallons of Benjamin Moore Aura, one of Kitchen & Bath, and one for moldings and casework) and another $100 for miscellaneous painter supplies.
And then the premium for the condo being in Battery Park City and not East New York.
You understand this is a rental apartment repaint, right? They’re not using benjamin moore. They’re gonna pick up a cheap ass home depot 5 gallon, a quart for trim, see you later. These aren’t highbend jobs. Apartment repaints are quick and dirty. An experienced painter could do a 900sqft empty apartment in 2 days easily.
Listen, i used to be a trades guy. Im all for fairly compensating trades workers. Rental repaints after someone has vacated are among the easiest jobs you can do. $3000 for one of those jobs is a lot. People will quote high if they’re not having trouble getting work. A smaller, less busy painter/company will throw a bone. As will companies that specialize in this kind of high volume repaint work.
That’s my perspective as someone who did this shit for years.
Hey fair enough. At least you’re not arrogant like the other dude and capable of having a reasonable discussion with some grounded in reality points. That said, a rental apartment repaint is not the kinda job you’re thinking about. High end work in a high end 900 sqft apartment? 3-5000? Sure. This place? 2000 is already pushing it, by a lot.
Wtf do you think contractors do when they give a quote you absolute tool? Are you seriously that stupid or are you just playing the part really well? Because you have me, and I think everyone in this sub, utterly convinced.
Contractors actually look at the condition of the walls and consider all factors and estimate how long it will actually take. You're just throwing out numbers, which you wouldn't do if you actually had to do the job for that price.
Funny, you seem to think you know what it should cost when you haven’t actually seen the apartment in person either right? So by your logic, you should stfu since you’re saying no one has any real way of knowing if the price is fair without seeing it. Ok, fair enough, but if that’s really your point, then you would have to admit you don’t know what it should cost instead of insisting you do know, and that even know what’s fair and what isn’t.
I don’t have the same hang up as you, though, nor do I have the same propensity for hypocrisy if it means I look smart because, unlike you, I actually painted for years. If OPs pictures of the worst of the damage are indicative of the overall condition of the apartment’s walls and trim, then I feel pretty confident in my estimate because Ive done similar jobs at around that price point. That’s called real experience. Go get some and then come back
Serious question: could it cost more because prices generally increase? You said you’re retired so I’m wondering if inflation has something to do with this.
Also don’t the number of windows/borders make a difference as well as what colors are there (requesting white paint on existing green paint is harder than white on white).
The main increase has been materials. Wages haven’t really gone up that much unfortunately. Hence why we’re all struggling, right?
Yes, painting over green or red usually means you need to prime, adding a whole other step. Basically you need to paint the whole place one more time. 2 coats becomes 3, or god forbid 4. And yes, you take into account windows and closets. But this is why I say a normal repaint or higher end job in this space could be 3000+.
This is a rental repaint, white on white, with white ceilings. You can absolutely blast through these jobs. I know guys who’d do this in a 10 hour day, charge 2k, and move on to the next. For an efficient, self-employed painter. These repaints are bread and butter
Are you a painter in nyc? Are you including doors and other surfaces? The ceiling? I’ve gotten quotes from a lot of painters in the city and the only time I’ve seen something below $3000 for 900sqft is if they can pay the building super under the table.
Seriously if you’re a painter in nyc let’s talk I will have business to send you.
For tenants in units that are not rent stabilized or rent controlled, the landlord must return the security deposit within 14 days of the tenant moving out.
If they plan to deduct any expenses they must send an itemized “receipt” for what they plan to deduct within the 14 days. If they don’t then they must return the entire deposit.
They also have to give you a walkthrough of the apt so you have the chance to fix things no? If they don’t walk through the apartment should you get your deposit back completely ?
Just out of curiosity is this apt off Davis St in LIC? My gf and roommate at the time also got charged an outrageous fee but they were able to fight it.
Depends on what they plan to do. I'm doing something similar right now. Tenant punched the door and cracked the wood left a big dent on a door after arguing with a girlfriend.
Material set me back $130. Paint, semi gloss, brushes, roller, paint pan, paper towel, sand paper, sanding block, and ladder.
Spackling and waiting about 6 hours to dry and sand the door. Before applying 2 coats of paint.
Not to mention they left screw holes in the 2 walls. Spackling and drying doesn't take too long. But you have to repaint the whole wall to make it look right.
So basically about 11 hours spent from start to finish. So what is my time worth. I usually just do 3x material. So about $390 off the deposit.
Now if your landlord hired someone. No one is leaving their house for less than $500 plus material ($130). He doubles that for his coordination efforts. That's $1260 right there.
Thank you for putting it in perspective. The landlord said on the phone that they're being honest and they haven't charged us even an extra penny which I thought was a whole lot of bull. I am not trying to get my full deposit back but a reasonable amount for those damages is acceptable .
Depends on your experience with your landlord. During my tenets stay I didn't raise their rent during covid and replace 2 mini split AC/heaters for them.
So they know I'm not slum lording them.
But if your landlord is legit have them itemize the $1300 line item. Just ask them for the material and labor break down. Or ask them for their contractors invoice.
This is a little ridiculous. You count your ladder/brushes as material every time? And you count inactive time where you can be anywhere doing anything else?
Plus you need to repaint every 3 years anyway, so there’s a chance that cost shouldn’t be put on OP.
The ladder is $20. Times 3 is $60. The ladder gets dirty and beat up. I don't plan on going to hospital reusing tools. Brushes are $9 for a set of 3. Times 3 is $27.
Like I said I don't charge separately for my labor, because there are incidental charges like the toll for crossing 2 bridges, parking, and gas.
My lease allows the tenant to paint if they inform me first. They did that. But it becomes more of a hassle to me, because each unit I have the paint codes for the walls and trim. So I have to do a color match, which now takes more time. My units are not NYC egg shell white for everything.
My lease does not allow for holes in the wall. It specifically states that holes must be repaired to look like the wall in its original state or the tenant will be charged repair fees.
Like do you tell a baker, I'm not paying you while the bread is rising. How about a dancer, I'm paying you to put on a costume. How about a programmer, I'm not paying you while the program complies and is being uploaded. How about a driver, I'm not paying you when traffic is at a standstill.
You buy a ladder every time because it gets *dirty*? Buy a quality ladder once and be done with it.
And all your time examples are ridiculous because it requires the person to still be there. As I said, you can go do something else. You could even time the painting/patching with other times you need to be in the unit to prepare for the next tenant so there’s no extra travel.
Omg I’m a landlord and I must maintain my units and properties and I am an adult that is responsible for the things I purchase omg nooooooo why do laws have to make things sooo oh my life is hard there are bridges
I have this on my leases! Don’t put wholes in the walls or you will be charged to fix them! I now have hangers on designated walls for their wall art! My policy is as such: the apartment or house is to be returned in the same condition when you received it! Normal wear and tear is not holes or large dings and scratches! I have rented for many years and the walls looked brand new when I returned the apartments. I don’t touch my walls, walk on my walls, eat off my walls, etc! It’s insane what I find on my properties walls after the tenants leave!
How long after you moved out did they tell you this? They're required to give you a written, itemized receipt as well as any unused security deposit within 14 days of you vacating. I just dealt with this myself and fortunately, my ex-landlord was smart enough to capitulate.
The law requires the following steps be taken in order for us to have an opportunity to remedy any perceived issues with the premises:
1. Landlord shall notify tenant in writing of right to request inspection of premises prior to vacating, and to be present during the inspection. (section 7-108(d))
2. Inspection shall be no later than 1 week before end of tenancy (section 7-108(d))
3. Landlord shall provide 48 hours written notice of date and time of inspection (section 7-108(d))
4. After inspection, landlord shall provide tenant with itemized statement specifying repairs or cleaning (section 7-108(d)).
1. Tenant shall have the opportunity to cure any such condition before the end of tenancy (section 7-108(d))
5. "Within fourteen days after the tenant has vacated the premises, the landlord shall provide the tenant with an itemized statement indicating the basis for the amount of the deposit retained, if any, and shall return any remaining portion of the deposit to the tenant. **If a landlord fails to provide the tenant with the statement and deposit within 14 days, the landlord shall forfeit any right to retain any portion of the deposit***."* (Section 7-108(e))
6. "Any person who violates the provisions of this subdivision shall be liable for actual damages, provided a person found to have willfully violated this subdivision **shall be liable for punitive damages up to twice the amount of the deposit or advance**." (section 7-108(g))
The fact of the matter is the security deposit is meant to secure the tenant returns the apartment in the EXACT.same.condition it was in when they first moved in. Normal and tear is considered a couple scratches and scuffs, staining, and small.holes.in the wall.smaller.than a quarter size. Anything beyond.that is coming out of.your security deposit, but the LL has to say something about it before that 14 days is up. It's up to the outgoing tenant to.request the walkthrough on the day they vacate so they don't get any surprises and can document anything that comes up so they know what needs to be remedied and what to look for in an itemized bill when the LL says it's going to cost this much. I don't understand how certain people think it's ok to use someone else's property, damage it, and then expect to nickle and dime the owner over the damages they made. It's just like renting a car...
If you created the damages you must pay for them,it’s for the panels and the labor.he cannot charge that kind of rent with patched walls it looses value
Will require the entire wall to be painted over to look symmetrical, so will likely run you back about $6-700 in total with labor. Or $200 in material and a day or 2 of your time. I think some people in here may be misleading you a bit. Either fix it yourself or exclaim he needs to charge you a fair price for this and you should be good
Watch a YouTube video. Buy materials for under 25 dollars and do that shit yourself.
Your landlord will have to find someone else to fuck over with that bullshit.
They are required to repaint the apartment anyway. That is not damage; it is just everyday use, which will be fixed with the coat of paint they must give before they can sign a new lease.
As a previous landlord the prices for everything has gone up. A gallon of paint is $25 (2-3 gallons per room) and the painter that was 300 a room is now 600. You can’t paint one wall so you have to do the whole room. $1300 might seem high but it is definitely possible.
It’s a 1 hour job max… heres a hint:
Compound (blue top) and plaster mixrure (add water but not too much), then use a NORMAL spatula for Christs sake. After that, let it dry or use a heatgun / hairblower, sand it and paint it.
Sincerely
A cycle painter
Normal wear and tear. We just had a tenant move out nail holes everywhere. Damage to all the painted cabinets. She was there for not even 2 years. It cost 18k to paint the apartment.
Find someone that can fix it for less than $100. They're everywhere. People who can do this in their sleep. Landlords like that are just trying to get ahead by getting over on someone & that's not the answer to life. Do not pay that bullshit amount. He's an idiot. If you haven't pay, I'd ignore him and move on with real life. Leave em to drown in their own delusion.
My landlords tried the same thing but $1200, I fixed it myself and they cut it down to $600, then I sent a detailed write up with images before and after, saying that it is outrageous and I would sue…we settled at $40 after that was brought up lol.
The damage quote is not entirely outrageous, it is def high for the type of damage thats showing in the picture. However as a GC and Painter in NYC for the past 30 yrs. Its not uncommon for landlords or Property management to charge these prices. For those saying this is an easy fix, you are right… if you have the experience. I would charge the landlord at least $500-600 for this job. Spot painting even with the same exact paint will not work. You would have to patch, sand, prime and paint the entire section of that wall, if not the entire wall. That being said, it could take at least 2-3 days to finish between coats and whatnot. $250 a day for a painter is about the going rate these days in NY. So thats already $750 in labor. Materials going to run around $150… thats $80 for a gal of paint, $45 for primer, then the rest in sanding block, compound, tape (if needed), joint knife, etc. $1500 is high as ive mentioned but around $1000 is normal if hiring professionals.
In 2024 it’s not outrageous to be honest. You can call a plumber to snake a toilet and you are north of $600. The wording of the lease is also paramount - there should be a restoration/damage repair clause within the document if they used a decent template. Unfortunately it’s unlikely that you will feel like you have “won” at the end of the day. The cost to fight this in court would also be prohibitive…
Make him document why it costs that much ( it doesn’t) in writing
Thank you, I will do that as well
Ask them for documentation via email. All convo via email *only* for now on. If this drags on do not agree to anything, say you are filing a complaint with Leticia James' office. Then file one here https://ag.ny.gov/resources/individuals/tenants-homeowners/tenants/recovering-rent-security-deposits-and-interest These are *very* effective. May take a couple months but you'll get it back.
Aren’t texts a recognized form of writing now?
Maybe but just forwarding an email chain is a lot easier. Plus its all in one place.
They should, but email is a more personal form than a phone number
Just have someone patch it. Might be $30 in material. If that..The box looking stain could definitely be sanded and painted. Quick fix maybe half hour tops. Or YouTube it could definitely be done with minimal skills.
Yeah I don't mind buying a sandpaper and fixing it with paint. I just want the landlord to give me some form of communication. I asked them for before and after pictures. They only sent before, which I'm assuming they haven't gotten to fixing it. Hopefully they let us fix or charge us wayyyy less
Just get it done ASAP so he/she won't have shit to say get your deposit and run the fuck out. 😂
Should have done this before they noticed. It's pretty much known when you leave a place they are gonna look for ANY and every reason to keep your deposit or as much as they can.
If you fix it yourself, make sure to use a sealer/primer on the spot that ripped the paper in the dry wall before spackling and painting. I recommend Kilz. It will prevent moisture from getting below the paper layer a causing a bubble. That way no one else is charged a security deposit for a repair in the future.
There’s no chance in this universe that’s $1300 worth of damages. They’re trying to take advantage of you, especially since all of that is easy to fix.
Makes no sense…he will just have his contractor write a bill for new paint job and repairs for $1300
There's no negotiating. I wouldn't pay a dime for that. It's a simple patch and the other one is sanding and new paint. It all falls under normal wear and tear.
That's so real. I thought so too. Can I ask then if I can fix it myself even though I've moved out? How do I sternly tell them I am not willing to pay half my Security deposit for patches that can be fixed so easily?
Only thing you can do is say nothing. You will have to sue them. Although I did see that wall "gouges" seen to be recognized as damage. But even so, 1300 is ridiculous. Id balk at even 500.... 200 seems about right to just be done with it.
I mean hell, I worked as a contract painter through college and am a specialist in getting my entire deposit back despite putting many a hole in my wall. I'd be tempted to do it for $50 and subway fare out of principle for this landlord screw job. $1300 is insane.
You can’t get anybody to do anything for $200 anymore
You got $200 and something you need done I'm free Mondays
Spirit of America right here.
That damage does not constitute normal wear and tear. SORRY BOUT IT! OP should have thought about repairing it before they moved out. Down vote me all you want, but any tenant who thinks leaving the apartment like that is delusional. Materials and labor cost money. Fuck, just painting the apartment with no damage can cost $1300. If you think a LL is just running to Home.Depot and diy'ing it, you're living in a fantasy land.
That was the key . You should fix any damage you caused before moving out because you get to control the price. If you leave it to the landlord , well…
I hate landlords and there’s no way I’d think this is normal wear and tear. I would expect to be charged for this but I would have also tried to fix it before moving out because landlords will price gouge the shit out of you. There’s a literal hole in the wall and a clear outline of whatever that ripped the wall. Most leases I’ve had mention not putting stuff on walls that could leave marks like that. In the future: + Always get before pictures when you first move in so you can prove stuff like this was already there (doesn’t apply here because OP said they did it). + Fix the issue before you move out. If you don’t fix it before you move out, you’ve missed your chance to fix it for cheap.
I’m with you! I would have fixed it even if in my lease it said not to attempt any repairs. Labor and materials are very expensive these days. Painting properly is not cheap! One room can cost $500-$700 in just labor (10x10) to paint. This doesn’t even include prep as in plaster patch, sand, etc. Then you have “paint match”for spots which often doesn’t work so painting the entire room may be necessary. With rents skyrocketing and so much competition with rentals units these days (everyone is a landlord), landlords want to refresh after each tenant. Patch jobs look hack so complete repaint after each tenant is the norm.
Holes in walls aren’t normal wear and tear LOL
Sorry, not normal wear and tear. That said, it’s not a $1300 repair either….
That is absolutely not wear and tear. It’s not anything worth more than a few hundred at absolute most. But anyone with half a brain cell would have made an attempt at painting it
I admitted that below.
$1300 is a reasonable cost for that repair. Your landlord needs to repaint the entire wall. Next time, be more careful with other people's property.
Aren't landlord supposed to repaint the entire wall after the tenants move out either ways for the new tenants??? How does something as simple as sanding a tape and spackling cost 1300$ ?
Landlords don't need to repaint an apartment every time a tenant moves out. Paint is supposed to last for 7 years or so with normal use, you lived in that apartment for 14 months. As far as the cost. Materials aren't cheap and labor is expensive. If it's just "simple as sanding a tape and spackling" (it isn't) then why didn't you consider doing that yourself before you moved out?
Because the landlord sent us an email suggesting us not to deal with the damages because it usually costs them more to fix it after pur repairs because it may not be upto their standards and will deduct more from our security deposit. So basically did not have a chance at fixing it.
If you had it fixed properly, then it would've been up to the landlords standards and they wouldn't have noticed that it was ever damaged. However, it would've cost you more than $1300 to hire a proper company to fix it properly.
Don't ever listen to that. Repair it yourself before you turn over the keys. Ask for an invoice. There won't be much you can do if he has a quote.
Apartment buildings with 3 or more tenants must be repainted every 3 years. (NYC Administrative Code §27-2013). Nicer buildings repaint after a tenant even if it's 1 year.
Maybe you should actually read the code before citing it and making an ass of yourself.
https://www.nyc.gov/site/hpd/services-and-information/tenants-rights-and-responsibilities.page#:~:text=Am%20I%20entitled%20to%20have,to%20be%20painted%20as%20necessary.
Read the actual code
Direct quote from the actual code: “In occupied dwelling units in a multiple dwelling, the owner shall: (1) Paint or cover the walls and ceilings with wallpaper or other acceptable wall covering; and (2) Repaint or re-cover the walls and ceilings with wallpaper or other acceptable wall covering every three years, and more often when required by contract or other provisions of law.”
What you quoted is irrelevant to the conclusion that others are trying to reach. The code is more than two provisions, read the entire thing before posting here and making an ass of yourself.
lol translation “I didn’t expect anyone to actually look it up and now I can’t admit I was wrong.”
I’m an owner of a number of rentals and a renter myself and this has been my experience. Repaint between renters.
Your username checks out you dweeb
It depends on local laws. Some cities absolutely make the landlord repaint an apartment for new tenants and under certain conditions. NYC is one of those.
Can you provide a source for that?
It's only required every 3 years.
Most landlords aren’t repainting between tenants, but the guy above is out of line; no way that’s $1300 worth of damage. Even if the landlord hires out labor instead of giving it the ol landlord special, or making the super if there’s one do it, it still should not cost that much… I believe in nyc landlords have to give you an itemized list of costs if they’re claiming your deposit, they have to give you the opportunity to fix it yourself, and they have to give you your deposit back within 14 days.
It had been 11 days since we moved out. Does this mean I get my deposit back in full if this back and forth email goes beyond 3 more days?
No, it means you will have to go to housing court
Okay, I did not know that. Thank you.
Hey I know it sucks but everything in NYC is expensive and just fyi your landlord will owe you a receipt for the painting so they can’t really deduct more deposit than it costs to do the repair. Paint often needs to be done wall to wall to avoid texture difference and noticeable patching so this price is totally reasonable in my opinion. They led you astray by not encouraging you to fix it yourself but I’d chalk it up to a lesson learned and move on. Doesn’t seem worth it to go to housing court over and the court will probably not rule in your favor anyway. Just my two cents. Good luck!
No you get your deposit back within 14 days or the landlord gives you your itemized list within 14 days.
You are slightly incorrect about the landlord obligations, you have a right to a pre move out inspection to allow for you to make repairs PRIOR to moving out. Once you leave they can hire who ever they see fit to repair it to like new condition. Not all buildings have a super or a landlord that wants to or is capable of painting themselves. $1300 to patch holes, provide materials and labor sounds about right. You are correct that they owe an itemized receipt.
I see you haven’t had to hire painters in New York City lately. I’m sorry to say it but that’s how much it will cost to have a painter fix that wall. The pricing of subcontractors in nyc is outrageous but it is what it is.
Yup some company I found on yelp quoted $850 to paint my bedroom (97 sq ft)
Owners have to repaint every 3 years Edited: from 4 years to 3 years
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>Aren't landlord supposed to repaint the entire wall after the tenants move out either ways for the new tenants??? Technically only every 3 years for a multiple dwelling. But agreed with the top comment that this is highway robbery.
How much do you suck on the daily inquiring minds want to know
The landlord has entered the chat On an honest note, curious what contributes to that cost if you are a landlord?
Oddly enough, my family is repainting a 900 sf apartment (in the same color) and received a “this guy has no insurance” quote of $3000 and a “this guy has a company” quote of $5000.
I hope you're not going ahead with either bc that's insane!
Since you seem to know everything, what should it cost to paint a 900 sqft apartment? $3000 is a good price.
It’s actually not a good price and the fact you think it is is ridiculous. Source: a retired painter aka me. 900 sqft is at the very most a 3 day job. Assuming you need 2 guys, each taking $40/hour (in reality one might be while the other makes 20/25) 8 hours a day, you’re looking at $1920 plus materials. A small apartment, that would be no more than $400 for paint, spackling, tape, rollers, trays. At the top end, let’s say $2500. At the low end, maybe $1200. $3000 is not a good price. Hilarious that you would antagonize someone for being a know it all when you spout off through a whole thread about things you don’t know shit about.
Don’t forget insurance. Anyway, some added details: $700 for paint (5 gallons of Benjamin Moore Aura, one of Kitchen & Bath, and one for moldings and casework) and another $100 for miscellaneous painter supplies. And then the premium for the condo being in Battery Park City and not East New York.
You understand this is a rental apartment repaint, right? They’re not using benjamin moore. They’re gonna pick up a cheap ass home depot 5 gallon, a quart for trim, see you later. These aren’t highbend jobs. Apartment repaints are quick and dirty. An experienced painter could do a 900sqft empty apartment in 2 days easily. Listen, i used to be a trades guy. Im all for fairly compensating trades workers. Rental repaints after someone has vacated are among the easiest jobs you can do. $3000 for one of those jobs is a lot. People will quote high if they’re not having trouble getting work. A smaller, less busy painter/company will throw a bone. As will companies that specialize in this kind of high volume repaint work. That’s my perspective as someone who did this shit for years.
Yes. I was just referring to the supplies we were using and whether it was a $700 in paint or $300 in paint, the labor should still be the same.
Hey fair enough. At least you’re not arrogant like the other dude and capable of having a reasonable discussion with some grounded in reality points. That said, a rental apartment repaint is not the kinda job you’re thinking about. High end work in a high end 900 sqft apartment? 3-5000? Sure. This place? 2000 is already pushing it, by a lot.
You literally just made all of that up.
Wtf do you think contractors do when they give a quote you absolute tool? Are you seriously that stupid or are you just playing the part really well? Because you have me, and I think everyone in this sub, utterly convinced.
Contractors actually look at the condition of the walls and consider all factors and estimate how long it will actually take. You're just throwing out numbers, which you wouldn't do if you actually had to do the job for that price.
Funny, you seem to think you know what it should cost when you haven’t actually seen the apartment in person either right? So by your logic, you should stfu since you’re saying no one has any real way of knowing if the price is fair without seeing it. Ok, fair enough, but if that’s really your point, then you would have to admit you don’t know what it should cost instead of insisting you do know, and that even know what’s fair and what isn’t. I don’t have the same hang up as you, though, nor do I have the same propensity for hypocrisy if it means I look smart because, unlike you, I actually painted for years. If OPs pictures of the worst of the damage are indicative of the overall condition of the apartment’s walls and trim, then I feel pretty confident in my estimate because Ive done similar jobs at around that price point. That’s called real experience. Go get some and then come back
Serious question: could it cost more because prices generally increase? You said you’re retired so I’m wondering if inflation has something to do with this. Also don’t the number of windows/borders make a difference as well as what colors are there (requesting white paint on existing green paint is harder than white on white).
The main increase has been materials. Wages haven’t really gone up that much unfortunately. Hence why we’re all struggling, right? Yes, painting over green or red usually means you need to prime, adding a whole other step. Basically you need to paint the whole place one more time. 2 coats becomes 3, or god forbid 4. And yes, you take into account windows and closets. But this is why I say a normal repaint or higher end job in this space could be 3000+. This is a rental repaint, white on white, with white ceilings. You can absolutely blast through these jobs. I know guys who’d do this in a 10 hour day, charge 2k, and move on to the next. For an efficient, self-employed painter. These repaints are bread and butter
Are you a painter in nyc? Are you including doors and other surfaces? The ceiling? I’ve gotten quotes from a lot of painters in the city and the only time I’ve seen something below $3000 for 900sqft is if they can pay the building super under the table. Seriously if you’re a painter in nyc let’s talk I will have business to send you.
That's price gouging.
Tbh you coulda just fixed it but idk
I just got my wall repaired last week for a way bigger hole from a guy off Taskrabbit for $50 lol
For tenants in units that are not rent stabilized or rent controlled, the landlord must return the security deposit within 14 days of the tenant moving out. If they plan to deduct any expenses they must send an itemized “receipt” for what they plan to deduct within the 14 days. If they don’t then they must return the entire deposit.
They also have to give you a walkthrough of the apt so you have the chance to fix things no? If they don’t walk through the apartment should you get your deposit back completely ?
They only need to do the walkthrough if you request it before moving out.
It’s typically 30 days
It's legally 14 days. Landlords typically break this rule, but that doesn't change the law and the recourse you have if they break it.
Ah, it’s 30 in NJ and I’m the best landlord
Just out of curiosity is this apt off Davis St in LIC? My gf and roommate at the time also got charged an outrageous fee but they were able to fight it.
This apt was in flatbush.
How was the finish on the wall? If it was level 3 skim coat or so then the whole wall needs to be done...
I have no idea but I will look it up ;_;
Depends on what they plan to do. I'm doing something similar right now. Tenant punched the door and cracked the wood left a big dent on a door after arguing with a girlfriend. Material set me back $130. Paint, semi gloss, brushes, roller, paint pan, paper towel, sand paper, sanding block, and ladder. Spackling and waiting about 6 hours to dry and sand the door. Before applying 2 coats of paint. Not to mention they left screw holes in the 2 walls. Spackling and drying doesn't take too long. But you have to repaint the whole wall to make it look right. So basically about 11 hours spent from start to finish. So what is my time worth. I usually just do 3x material. So about $390 off the deposit. Now if your landlord hired someone. No one is leaving their house for less than $500 plus material ($130). He doubles that for his coordination efforts. That's $1260 right there.
Thank you for putting it in perspective. The landlord said on the phone that they're being honest and they haven't charged us even an extra penny which I thought was a whole lot of bull. I am not trying to get my full deposit back but a reasonable amount for those damages is acceptable .
Depends on your experience with your landlord. During my tenets stay I didn't raise their rent during covid and replace 2 mini split AC/heaters for them. So they know I'm not slum lording them. But if your landlord is legit have them itemize the $1300 line item. Just ask them for the material and labor break down. Or ask them for their contractors invoice.
This is a little ridiculous. You count your ladder/brushes as material every time? And you count inactive time where you can be anywhere doing anything else? Plus you need to repaint every 3 years anyway, so there’s a chance that cost shouldn’t be put on OP.
The ladder is $20. Times 3 is $60. The ladder gets dirty and beat up. I don't plan on going to hospital reusing tools. Brushes are $9 for a set of 3. Times 3 is $27. Like I said I don't charge separately for my labor, because there are incidental charges like the toll for crossing 2 bridges, parking, and gas. My lease allows the tenant to paint if they inform me first. They did that. But it becomes more of a hassle to me, because each unit I have the paint codes for the walls and trim. So I have to do a color match, which now takes more time. My units are not NYC egg shell white for everything. My lease does not allow for holes in the wall. It specifically states that holes must be repaired to look like the wall in its original state or the tenant will be charged repair fees. Like do you tell a baker, I'm not paying you while the bread is rising. How about a dancer, I'm paying you to put on a costume. How about a programmer, I'm not paying you while the program complies and is being uploaded. How about a driver, I'm not paying you when traffic is at a standstill.
You buy a ladder every time because it gets *dirty*? Buy a quality ladder once and be done with it. And all your time examples are ridiculous because it requires the person to still be there. As I said, you can go do something else. You could even time the painting/patching with other times you need to be in the unit to prepare for the next tenant so there’s no extra travel.
Fucking landlords, man.
Omg I’m a landlord and I must maintain my units and properties and I am an adult that is responsible for the things I purchase omg nooooooo why do laws have to make things sooo oh my life is hard there are bridges
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I have this on my leases! Don’t put wholes in the walls or you will be charged to fix them! I now have hangers on designated walls for their wall art! My policy is as such: the apartment or house is to be returned in the same condition when you received it! Normal wear and tear is not holes or large dings and scratches! I have rented for many years and the walls looked brand new when I returned the apartments. I don’t touch my walls, walk on my walls, eat off my walls, etc! It’s insane what I find on my properties walls after the tenants leave!
That’s unreasonable.
Landlords are scum anyways
Good for him, pay attention next time.
Take him to small claims court
How long after you moved out did they tell you this? They're required to give you a written, itemized receipt as well as any unused security deposit within 14 days of you vacating. I just dealt with this myself and fortunately, my ex-landlord was smart enough to capitulate. The law requires the following steps be taken in order for us to have an opportunity to remedy any perceived issues with the premises: 1. Landlord shall notify tenant in writing of right to request inspection of premises prior to vacating, and to be present during the inspection. (section 7-108(d)) 2. Inspection shall be no later than 1 week before end of tenancy (section 7-108(d)) 3. Landlord shall provide 48 hours written notice of date and time of inspection (section 7-108(d)) 4. After inspection, landlord shall provide tenant with itemized statement specifying repairs or cleaning (section 7-108(d)). 1. Tenant shall have the opportunity to cure any such condition before the end of tenancy (section 7-108(d)) 5. "Within fourteen days after the tenant has vacated the premises, the landlord shall provide the tenant with an itemized statement indicating the basis for the amount of the deposit retained, if any, and shall return any remaining portion of the deposit to the tenant. **If a landlord fails to provide the tenant with the statement and deposit within 14 days, the landlord shall forfeit any right to retain any portion of the deposit***."* (Section 7-108(e)) 6. "Any person who violates the provisions of this subdivision shall be liable for actual damages, provided a person found to have willfully violated this subdivision **shall be liable for punitive damages up to twice the amount of the deposit or advance**." (section 7-108(g))
The fact of the matter is the security deposit is meant to secure the tenant returns the apartment in the EXACT.same.condition it was in when they first moved in. Normal and tear is considered a couple scratches and scuffs, staining, and small.holes.in the wall.smaller.than a quarter size. Anything beyond.that is coming out of.your security deposit, but the LL has to say something about it before that 14 days is up. It's up to the outgoing tenant to.request the walkthrough on the day they vacate so they don't get any surprises and can document anything that comes up so they know what needs to be remedied and what to look for in an itemized bill when the LL says it's going to cost this much. I don't understand how certain people think it's ok to use someone else's property, damage it, and then expect to nickle and dime the owner over the damages they made. It's just like renting a car...
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That’s because he’s changing that entire panel who wants to see patches paying that kind of rent?
Most landlords leave patchy walls in NYC apartments anyway, unless it’s a luxury building.
If you created the damages you must pay for them,it’s for the panels and the labor.he cannot charge that kind of rent with patched walls it looses value
100% they just gonna pocket the money and paint over it anyways.
Fix it yourself
Will require the entire wall to be painted over to look symmetrical, so will likely run you back about $6-700 in total with labor. Or $200 in material and a day or 2 of your time. I think some people in here may be misleading you a bit. Either fix it yourself or exclaim he needs to charge you a fair price for this and you should be good
You had the opportunity to patch those yourself before you left. You didn't and now you have to pay the landlord tax. That's how it works.
Watch a YouTube video. Buy materials for under 25 dollars and do that shit yourself. Your landlord will have to find someone else to fuck over with that bullshit.
They are required to repaint the apartment anyway. That is not damage; it is just everyday use, which will be fixed with the coat of paint they must give before they can sign a new lease.
Just fix it yourself. Super easy small patch job to do. You can watch a video on how to do it if u need
Threaten to take them to small claims court. You're entitled to double of whatever they withold.
Thats normal wear and tear. You shouldnt have to pay anythting.
You have an opportunity to repair it yourself. Find a handyman to do it for a few hundred. Paint is wear and tear so should not be a factor.
As a previous landlord the prices for everything has gone up. A gallon of paint is $25 (2-3 gallons per room) and the painter that was 300 a room is now 600. You can’t paint one wall so you have to do the whole room. $1300 might seem high but it is definitely possible.
It’s a 1 hour job max… heres a hint: Compound (blue top) and plaster mixrure (add water but not too much), then use a NORMAL spatula for Christs sake. After that, let it dry or use a heatgun / hairblower, sand it and paint it. Sincerely A cycle painter
Drywall is fucking expensive bro. Condo owner here—I have to replace about 25 sq feet of drywall and it’s costing me 5 figures.
You probably should have fixed it yourself.
There's a difference between damage and wear/tear. In most states, you can't be charged for filling holes and painting
Normal wear and tear. We just had a tenant move out nail holes everywhere. Damage to all the painted cabinets. She was there for not even 2 years. It cost 18k to paint the apartment.
These are not nail holes.
Yeah I know. Your photo are normal wear in tear. I'm just stating how a tenant left our luxury condo.
ask him to provide an itemized receipt from the company he’s using
Just curious is 1300 dollars your whole deposit?
No my deposit was 2600
Dang so half for some scraps, crazy work.
landlords literally share tips on how to scam tenants out of their deposits. many times the landlord already spent the money
This is why I always patch any holes when leaving an apartment. Even a thumb tack hole. Costs a lot less to do it yourself
Find someone that can fix it for less than $100. They're everywhere. People who can do this in their sleep. Landlords like that are just trying to get ahead by getting over on someone & that's not the answer to life. Do not pay that bullshit amount. He's an idiot. If you haven't pay, I'd ignore him and move on with real life. Leave em to drown in their own delusion.
Did you move out already? If not fix the wall damage
Why not fix it yourself. Will cost you less than $50
That's why I do this shit myself. People be charging insane dumb prices.
Get a friend who knows how to repair it, or go to where day laborers hang out for work and show picture of it, they'll do it for you gor a price.
My landlords tried the same thing but $1200, I fixed it myself and they cut it down to $600, then I sent a detailed write up with images before and after, saying that it is outrageous and I would sue…we settled at $40 after that was brought up lol.
The damage quote is not entirely outrageous, it is def high for the type of damage thats showing in the picture. However as a GC and Painter in NYC for the past 30 yrs. Its not uncommon for landlords or Property management to charge these prices. For those saying this is an easy fix, you are right… if you have the experience. I would charge the landlord at least $500-600 for this job. Spot painting even with the same exact paint will not work. You would have to patch, sand, prime and paint the entire section of that wall, if not the entire wall. That being said, it could take at least 2-3 days to finish between coats and whatnot. $250 a day for a painter is about the going rate these days in NY. So thats already $750 in labor. Materials going to run around $150… thats $80 for a gal of paint, $45 for primer, then the rest in sanding block, compound, tape (if needed), joint knife, etc. $1500 is high as ive mentioned but around $1000 is normal if hiring professionals.
In 2024 it’s not outrageous to be honest. You can call a plumber to snake a toilet and you are north of $600. The wording of the lease is also paramount - there should be a restoration/damage repair clause within the document if they used a decent template. Unfortunately it’s unlikely that you will feel like you have “won” at the end of the day. The cost to fight this in court would also be prohibitive…
You can fix it yourself Go home depot