Roommate moved out with unresolved damages/bills?

I moved into my apartment and got the lease in my name, and paid the $900 security deposit. I got a new roommate with landlords approval who paid me $450 for a security deposit. No lease was ever signed for her. She has moved out and did not help clean any common areas and left literally 12 containers of moldy food in the refrigerator along with food in the freezer. Also, during the time she lived her, she got a cat who caused considerable damage to my $300 couch, $100 bookshelves, $100 coffee table and destroyed a wicker basket along with a new $20 shower curtain. Her cat also knocked over my jewelery box and scattered my jewelery everywhere and ended up losing one of my diamond earrings, the last gift I ever received from my grandmother before passing away. She also left without covering her share of the June and July bills which totals about $140. How much can I subtract from the her security deposit for all of this?
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Welcome to being a landlord. You must learn the rules in your state. There are specific rules you must follow and most states require you give them an itemized list of deductions. As I recently learned the hard way, you can only deduct actual expenses. . .that's money you actually spent and can prove you spent. . .nothing for your time. You need to look up property code on your state's web site and be sure you do it correctly or you can be sued for treble damages. Texas says you must do it within 30 days. So if the shower curtain got chewed up. . .she doesn't owe you for a new one. You must give it a life. . .how many years it would be good and then prorate what was left of the life and then split that amount between the two of you. . .If you have the receipt for when you bought it, then you can usually deduct the price of the one you bought to replace it. Got the idea. . .If your couch was damaged, what did you spend to get it fixed. If you didn't spend anything, you don't get anything. You can charge for cleaning. . .the amount you spent on cleaning supplies or the amount you paid someone to clean up the mess but your time has no value. So if your property code says actual expenses. . .that's what they mean. You have learned two things. . .don't have roommates and being a landlord is a real pain sometimes. . . And be sure to send the letter return receipt requested so that you have proof of when you sent it and that it was received and on time and always keep a copy of the letter along with the receipt.
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