What is fair wear and tear?

The reasonable deterioration of a property and its contents from normal use over time. It is not tenant damage and cannot be deducted from the deposit.

How do adjudicators decide?

Deposit scheme adjudicators consider tenancy length, number of occupants, property age, quality of fixtures, and the [[inventory-check-in-england|check-in inventory]] as the baseline.

Can I charge for repainting after every tenancy?

Not usually. Minor scuffs and marks after a long tenancy are typically fair wear and tear. Repainting is only chargeable if damage exceeds normal use.

What about carpet wear?

Carpets naturally wear in high-traffic areas. Adjudicators expect replacement only after significant damage (burns, stains, tears) — not routine flattening or discolouration.

What if the tenant disputes a deduction?

Either party can raise a dispute with the [[deposit-protection-england|deposit protection scheme]]. The adjudicator reviews evidence and makes a binding decision.

Tenancies & Possession7 min readLast reviewed 3 July 2026

Fair Wear and Tear in England: Deposit Deduction Rules

Landlords cannot deduct from deposits for normal deterioration. Learn how fair wear and tear is defined, adjudicated, and distinguished from damage.

England only. This guide applies to private rented property in England. Wales and Scotland have separate legal frameworks — dedicated guides will be published separately.

Key takeaways

Fair wear and tear is the natural deterioration of a property from normal everyday use.
Landlords cannot charge tenants for fair wear and tear — only for damage beyond it.
Deposit scheme adjudicators apply a reasonableness test based on tenancy length and property type.
A thorough inventory is essential to prove the baseline condition.
Common disputes involve carpets, paint, and appliance wear.

Fair wear and tear vs damage

At the end of a tenancy, landlords can deduct from the deposit for damage caused by the tenant — but not for fair wear and tear. Understanding the distinction prevents costly deposit disputes and protects tenant rights.

Examples: wear and tear vs damage

Item

Carpet	Flattening in walkways, minor fading	Burns, large stains, tears, pet damage
Paint/walls	Light scuffs, small nail holes	Large holes, unauthorised painting, graffiti
Appliances	Normal wear from use	Broken due to misuse, missing parts
Flooring	Surface scratches on wood/laminate	Deep gouges, water damage from negligence
Garden	Seasonal changes, leaf fall	Neglected garden, broken fencing from misuse

Fair Wear and Tear in England: Deposit Deduction Rules

Key takeaways

Fair wear and tear vs damage

Examples: wear and tear vs damage

Factors adjudicators consider

Best practice for agents

Frequently asked questions

Official sources

Stop chasing certificates. Start tracking them.