Blog · 2026-09-30

Wear and tear or damage? How deposit deductions are judged

Landlords can charge for damage, not for the flat getting older. The line between the two is where most deposit money is won or lost.

The principle

Normal wear and tear is the gradual deterioration that comes from ordinary living. It's part of what the rent pays for. Damage is harm beyond that: accidents, neglect, or misuse. The rules in the Netherlands, England and Wales, Ireland and Germany all draw the same line.

Usually wear and tear

• Flooring or carpet worn along walkways
• Faded paint or light scuffs where furniture stood
• Taps and washers wearing out
• A cooker element that wore out from normal cooking
• Small nail holes from hanging pictures, where allowed

Usually damage

• Burn marks and large stains on carpets or worktops
• Holes in walls and doors
• Broken glass, missing fixtures, torn curtains
• Drawing on walls or wallpaper
• Smoke damage where smoking wasn't allowed

Three things that change the answer

How long you lived there

Ten years of family life leaves more marks than six months alone. Deciders take the length of the tenancy and the number of occupants into account.

How old the item was

A landlord can't replace an old item with a new one at your cost. The Irish RTB's example: if a nine-year-old sofa is damaged, the landlord can't claim the price of a brand-new sofa.

What it looked like at the start

This is the big one. A mark that was there on day one isn't yours, but only if you can show it. That's what move-in photos are for.

Want to check the rules where you live? Read the country guides.

Sources: RTB: Wear and tear · GOV.UK: Tenancy deposit protection. General information, not legal advice.