Normal wear and tear is the gradual deterioration of a property and its contents that comes from ordinary, reasonable use over time. Faded paint, lightly worn carpet in a hallway and loosened door handles are typical examples. Damage is different: it is harm caused by accidents, carelessness, misuse or neglect, such as burns, large holes or broken fittings. In many places landlords may deduct from a deposit for damage and missing items but not for fair wear and tear. This page is general information rather than legal advice, and the exact rules depend on where the property is and the tenancy agreement.
Wear and tear vs damage: examples
| Item | Usually wear and tear | Usually damage |
|---|---|---|
| Walls | Faded or slightly marked paint, a few small picture-hook holes | Large holes, crayon or pen drawings, unapproved paint colours |
| Carpet | Flattened pile along walkways, mild fading from sunlight | Burns, large stains, tears, pet damage |
| Floors | Light surface scratches from normal footwear | Deep gouges, water damage from a left-running tap |
| Doors and fittings | Handles loosened by use, sticky hinges | Broken doors, missing handles, damaged locks |
| Kitchen | Worn worktop finish near the hob, ageing seals | Burn marks from hot pans, cracked hob glass |
| Bathroom | Discoloured grout, ageing sealant | Chipped bath enamel, cracked basin |
| Curtains and blinds | Sun-faded fabric, slightly frayed cords | Torn fabric, snapped slats |
Some items sit in a grey area. Many small screw holes, for instance, may be treated as wear in one case and damage in another, depending on what the agreement allowed. Mould is another: it can come from a building defect or from poor ventilation, and who is responsible depends on the cause.
What decides the line
Age and expected life of the item
Everything in a home has a working life. A carpet that was already old at the start of a tenancy will look worse at the end without anyone being at fault. When damage does happen, the deduction is generally expected to reflect the item's remaining life rather than the full price of a new one, so a landlord should not end up with new-for-old at the tenant's expense. This is sometimes called apportionment.
Length of the tenancy and number of occupants
A family of five living somewhere for several years will cause more natural wear than a single person staying for six months. Fair assessments take that into account.
Condition at the start
This is where most disputes are won or lost. Without a signed inventory or dated photos from move-in, it is hard for anyone to show what changed. The move-in inspection checklist for renters explains how to build that record.
Quality of the original item
Cheaper fittings wear faster. A budget carpet in a busy hallway will show its age sooner than a hard-wearing one.
Cleaning is a separate question
Dirt is generally not wear and tear. Tenants are usually expected to return the property as clean as it was at the start, so dusty skirting boards, a greasy oven or a dirty fridge can lead to cleaning charges even where nothing is damaged. Check what the inventory says about cleanliness on day one.
How deposit deductions usually work
Procedures differ widely, but the broad shape is similar in many systems:
- At the end of the tenancy, the property is checked against the move-in record.
- The landlord proposes any deductions, ideally itemised, with evidence and costs.
- The tenant agrees or disputes them, in writing.
- Agreed amounts are paid out; disputed amounts go to whatever resolution route applies.
In England and Wales, most assured shorthold tenancy deposits must be held in a government-approved protection scheme, and those schemes offer a free dispute service. Many US states require landlords to return the deposit, or send an itemised list of deductions, within a set number of days, and unresolved disputes can end up in a small claims case. Time limits and procedures vary, so check the rules for your location.
Practical steps for both sides
- Keep the signed inventory, check-in photos and tenancy agreement together.
- Report repairs in writing as they come up, so wear is not mistaken for neglect.
- Ask permission in writing before putting up shelves or painting.
- Take a fresh set of photos on the last day, in the same order as the move-in set.
- Landlords: record the age and purchase date of carpets, appliances and furniture. Owners setting up a long-term let, as in this look at converting historic homes into rentals, benefit from building that log from the start.
Common questions
Can a landlord charge for repainting?
If walls are simply faded or lightly marked after a reasonable period, repainting is usually treated as the landlord's routine upkeep. Charges become more likely where there is damage beyond normal use or the walls were painted without permission.
Is a nail hole wear and tear?
A few small holes from hanging pictures are often treated as normal, particularly where the agreement allowed it. Many larger holes, or damage from wall-mounted televisions, are more likely to be treated as damage.
Where can I get advice on a specific dispute?
A local tenant advice service, the deposit scheme's guidance, a housing charity or a qualified solicitor or attorney can explain how the rules apply to a particular case.
Desk habits
Small routines that save time later
Picked up while writing the notes on this site.
Photograph the meter
A dated photo settles most arguments about estimated readings.
Name files by date
Year, month, day at the start of a filename keeps invoices and letters in order.
Sketch before you measure
A rough floor plan stops you missing an alcove or counting a strip twice.
Update the router
Check for firmware updates whenever you change your Wi-Fi password.
Put terms in writing
A short email confirming price and due date beats any verbal promise.
