A note before reading
Everything below is fictional and illustrative. It does not describe a real tenant, landlord, property or outcome, and it is not legal advice. Rules about deposits depend on the lease and on current Colorado law, so anyone in a real dispute should check those sources or ask a qualified professional.
The scenario also points to tone. In writing to a former tenant, a landlord who sticks to what was seen, when and where gives the other side less to argue about than one who leaps to conclusions. The photographs and the reports do the talking, and the facts stay central.
A real disagreement could go in many directions. Some end with an agreement, some with a request for a neutral opinion, and some with a formal process. This page does not predict which, and it should not replace advice suited to a real situation.
The situation
Illustrative example. Not a real job or customer.
A former tenant of a small single-family rental in Aurora says the carpet smell is ordinary wear. The landlord believes the smell in one bedroom goes beyond ordinary use. The move-in report mentions neutral air, and the move-out walkthrough found a stain on the carpet backing.
- The landlord compares the move-in and move-out notes for the bedroom and finds the stain was not recorded at move-in.
- Photographs of the lifted carpet corner show discoloration on the backing and cushion.
- The landlord writes down, in neutral terms, what was seen and why it appears beyond normal use.
- Work orders for cushion replacement and cleaning are filed with the notes.
- The landlord shares the facts with the former tenant and invites a response before deciding anything further.
In this illustration, the tenant reviews the photographs and the two reports and the conversation moves to the facts. The result in a real case would depend on the lease, the law and what the records show.
Two ways the same facts could be presented
The same event can read very differently depending on the file.
| A thin file | A fuller file |
|---|---|
| A note saying the unit smelled bad. | Dated notes describing the smell and where it was strongest. |
| No move-in comparison. | Move-in and move-out reports for the same rooms. |
| No photographs of the source. | Photographs of the stained backing and cushion. |
| No record of what was repaired. | Work orders showing what was replaced. |
Habits the example suggests
- Write the smell description on the day of the walkthrough.
- Take photographs before anything is cleaned or discarded.
- Keep move-in reports in the same folder as the move-out notes.
- Describe conditions neutrally and avoid guessing about causes.
- Check the lease and current law before making a decision.
General information for Aurora, not a quote or professional advice. In an emergency, call 911.