Tenant Deposit Wear And Tear Calculator

What Is Fair Wear And Tear?

Fair wear and tear is the gradual deterioration that happens through ordinary use over time, such as flattened carpet pile or faded paint. Tenants are responsible for damage beyond this, not for normal ageing of the property's contents.

How Does The Useful-Life Method Work?

Each item type has a typical useful life. The remaining useful life at the time of damage is used to scale the replacement cost down, so the deduction reflects the value the item had left, not its full price when new.

Fair Wear And Tear Deduction Example

Suppose a carpet cost £900, has an evidenced useful life of 10 years and was 6 years old when damage beyond ordinary use occurred. Four years of useful life remained, so the starting apportionment is £900 × 4 ÷ 10 = £360. Charging the full £900 replacement cost would replace a six-year-old carpet with a new one at the tenant's expense and risk betterment. Repair cost, original condition, quality, occupancy and the actual evidence can justify a different figure.

If the item had already reached its reasonable useful life, this method produces no remaining depreciated value. That does not decide every dispute, but it explains why age and condition at check-in matter as much as the replacement invoice.

Who Uses This Method?

Landlords proposing deductions, tenants checking whether a proposed deduction looks fair, and letting agents preparing check-out paperwork all commonly reference this approach.

Common Mistakes

A common mistake is charging full replacement cost for an old, worn item, which risks betterment. Another is treating accidental damage the same as fair wear and tear, when adjudicators usually distinguish between the two.

What Evidence Should Support A Deduction?

Match the signed check-in inventory and dated photographs against the check-out report. Keep the original receipt or evidence of age and quality, a repair quote and a replacement quote for a comparable—not upgraded—item. Explain the useful life chosen, the remaining-life calculation and why the issue is damage rather than normal use. A landlord can use the Tenant Deposit Deduction Letter Generator to present that evidence and calculation clearly; a tenant can use the same checklist to challenge unsupported betterment.

What Happens Next?

Use the suggested figure as a starting point for discussion and return any undisputed deposit amount promptly. If agreement cannot be reached, the tenancy deposit scheme's dispute service can assess the evidence. The calculator does not predict an adjudicator's award, and a party making a deduction should be prepared to prove both the loss and the proposed apportionment.

Important Considerations

This tool provides a commonly used illustrative method, not a binding formula. Adjudicators consider the specific evidence in each case and may reach a different conclusion.