Carpet Cleaning for Landlords and Property Managers in San Angelo

What Do Landlords Need From a Carpet Cleaner?

• A price in writing before work starts, so the turnover budget doesn’t move
• Scheduling that fits the gap between move-out and move-in
• Access without you on site, through a lockbox, a key pickup or your maintenance person
• A dated invoice listing the rooms cleaned and anything found, such as pet urine, burns or rips
• Honest calls on what cleaning can fix and what needs repair or replacement

What Counts as Normal Wear and Tear on Carpet in Texas?

Under Texas Property Code § 92.104, a landlord may deduct damages and charges the tenant is legally liable for under the lease, but may not keep any part of the deposit for normal wear and tear. Here’s how carpet usually sorts out:

The line can be argued either way, and your lease matters. This isn’t legal advice. If a deduction is likely to be disputed, check with a Texas attorney.

What Are the Texas Security Deposit Deadlines?

• Refund the deposit, or the balance, on or before the 30th day after the tenant surrenders the premises (§ 92.103).
• Include a written description and itemized list of deductions (§ 92.104).
• You aren’t required to refund or send the list until the tenant gives a written forwarding address (§ 92.107).
• A landlord who keeps a deposit in bad faith can owe $100, three times the amount wrongfully withheld, and the tenant’s attorney’s fees (§ 92.109).
• Missing the 30-day deadline for the refund or the itemized list creates a presumption of bad faith (§ 92.109(d)).

That’s why our invoices are dated and specific. An itemized deduction is easier to stand behind when the record shows what was found, where, and when.

How Do You Handle Pet Urine in Rentals?

Pet urine is the most common carpet damage at turnover, and it’s often invisible until the house warms up. We check every room with a UV light and note what we find on the invoice. Then we tell you plainly whether treatment will remove it, or whether the pad underneath needs replacing in that area. How pet urine and odor removal works.

Should You Clean, Repair or Replace the Carpet?

For your records: IRS Publication 527 treats carpet in a residential rental as 5-year property for depreciation, and many landlords prorate a tenant’s damage charge by the carpet’s age. Ask your tax professional or attorney how that applies to you.

When Do San Angelo Rentals Turn Over?

Two things drive the calendar here. Goodfellow AFB families move most often during the summer PCS season, and student rentals near Angelo State University often turn over around May and August. Book cleaning as soon as you have a move-out date, and allow at least a day for drying before a walkthrough or new tenants. PCS move-out cleaning.

Do You Clean Multiple Units?

Yes: apartments, duplexes and single-family rentals. Send the list of units and room counts and you’ll get a written price per unit before anything is scheduled. For leasing offices and common areas, see commercial carpet cleaning.

What Else Can You Clean at Turnover?

• Tile and grout in kitchens, baths and entries
• Upholstery in furnished rentals
• Spot and stain removal before a showing
• Area rugs left with the unit

Renters looking for move-out cleaning can find what they need on our move-out page. We serve rentals across San Angelo and nearby towns. See all service areas.

Looking for local carpet cleaners in San Angelo? Every job starts with a written price.

Planning turnovers? See carpet drying time in San Angelo and how often carpet should be cleaned.

Tenants often ask what can be deducted for carpet. See Texas security deposit rules for carpet.