FAIR WEAR & TEAR GUIDE
Fair Wear and Tear: Practical Examples for Letting Agents and Landlords
Fair wear and tear is the reasonable deterioration that happens through normal use of a property over time. It is not the same as damage, avoidable neglect or a failure to return the property to an agreed standard of cleanliness.
The difficult part is that there is no single rule that turns a mark, scuff or worn item automatically into either fair wear and tear or tenant responsibility. The assessment depends on context — including the condition at the start, the length of the tenancy, the age and quality of the item and the way the property has been occupied.
What factors are normally considered?
- The length of the tenancy.
- The number and type of occupants and the level of normal use.
- The age, quality and expected lifespan of the item or finish.
- The condition recorded at the start of the tenancy.
- Whether the change is gradual deterioration or a distinct new defect.
- Whether cleaning, maintenance or another issue better explains the condition.
Practical examples: wear versus a change requiring review
| Area / item | May be consistent with normal wear | May require closer review |
|---|---|---|
| Carpet | Gradual flattening in regular traffic areas; light deterioration consistent with age. | A new burn, tear, large stain or other distinct damage not present at the start. |
| Painted walls | Minor rubbing or light scuffing that develops through ordinary occupation. | Large impact marks, holes or extensive new staining beyond the opening condition. |
| Kitchen worktop | Light surface wear and fine scratching developing through normal use. | A new deep cut, burn or chip that is clearly visible at Check-Out. |
| Sofa / upholstered furniture | Some compression or softening of cushions through ordinary use. | A new tear, broken component or significant staining not recorded at Check-In. |
| Flooring | Gradual surface wear in frequently used areas. | New gouges, burns, broken boards or concentrated damage. |
| Bathroom fittings | Age-related deterioration to finishes where the original condition and age support it. | A newly cracked fitting, impact damage or a missing item. |
| Doors & frames | Light rubbing, minor edge wear or small scuffs developing through normal use. | New deep scratches, impact damage, broken handles or significant chips not recorded at the start. |
*These are illustrative examples only. The actual assessment depends on the evidence and circumstances of the individual tenancy.
Why the opening Inventory matters
Fair wear and tear cannot be assessed sensibly without understanding the starting position. If a carpet was already worn, a wall was already marked or a worktop was already chipped, the opening report should record that clearly.
At Check-Out, the question is not simply whether the item looks worn. The relevant comparison is what has changed from the documented opening condition, allowing for reasonable deterioration over the tenancy.
The difference between wear, damage and cleanliness
These concepts should not be blurred together. A surface can be old but clean; new but damaged; or undamaged but require cleaning. A useful Check-Out records what is observed rather than forcing every issue into one category.
For example, a carpet may show ordinary traffic wear but also have a new localised stain. The wear element and the cleaning or damage issue should be considered separately.
What is betterment?
Deposit adjudication is intended to compensate for a proven loss, not fund an upgrade from an older used item to a brand-new replacement. Where replacement or repair is claimed, age, quality, original condition and expected lifespan may all affect what is reasonable.
This is why ‘replacement cost’ and ‘deposit deduction’ are not automatically the same figure. The evidential question and the financial calculation are separate steps.
For more detail on how reports, photographs and cost evidence may be considered in a dispute, read our guide to tenancy deposit adjudication evidence.
What should the Check-Out report do?
- Compare against the opening Inventory & Check-In where a suitable report is available.
- Identify the specific change rather than relying on broad condition ratings.
- Use clear room and item references so the reader can find the opening entry easily.
- Support relevant observations with photographs.
- Distinguish apparent wear, cleanliness, damage and missing-item issues where appropriate.
- Avoid making the final legal decision about responsibility or the amount of any deduction.
For a fuller breakdown of the end-of-tenancy reporting process, see our guide on what a Check-Out report should include.
Example: a carpet claim
Suppose the opening report records a five-year-old bedroom carpet as clean with light existing traffic wear. At Check-Out, the carpet shows additional general flattening and one new dark burn mark.
The further flattening may be consistent with ordinary use, depending on the tenancy length and occupancy. The burn is a distinct new change that can be identified separately. Even if the landlord later seeks a deduction for the burn, the age and original condition of the carpet remain relevant to the amount claimed.
The report provides evidence — it does not decide the deduction
A professional inventory clerk can record the visible condition and, where appropriate, give a professional observation about whether a change appears consistent with fair wear and tear. That observation is not the final decision.
The landlord or managing agent reviews the evidence alongside the tenancy agreement and other records. If the proposed deduction is disputed, the relevant deposit scheme or court determines the outcome.
For more detail on how reports, photographs and cost evidence may be considered in a dispute, read our guide to tenancy deposit adjudication evidence.
How Dock records the comparison
Dock Inventories’ Check-Out reports can compare the property against an available opening Inventory or Check-In and record relevant changes in condition, cleanliness, fixtures, fittings and contents. Written observations are supported by photographs, and reports are internally reviewed before delivery.
You can view our Sample Reports to see how Dock Inventories records condition, cleanliness and relevant changes throughout the tenancy.
For letting agents and property managers with individual or repeat instructions, find out more about our property inventory services for letting agents and property managers.