Fair Wear and Tear vs Damage: Why It’s One of the Biggest Causes of Disputes
- Property Inventory Co.
- Jan 23
- 3 min read
Few phrases cause more disagreement at the end of a tenancy than “fair wear and tear”. As inventory clerks, we encounter this issue on almost every check-out inspection, and it remains one of the most misunderstood concepts in property management.
Understanding the difference between fair wear and tear and tenant damage is essential for landlords and letting agents — and a professional inventory is the key to making that distinction fairly.
What Is Fair Wear and Tear?
Fair wear and tear refers to the natural deterioration of a property and its contents over time, caused by normal use. It is not damage and cannot be charged to the tenant.
Factors that influence fair wear and tear include:
Length of the tenancy
Number of occupants
Age and quality of items
Normal day-to-day use
For example:
Slight carpet flattening in walkways
Minor scuffing on walls
Faded paint due to sunlight
Loosened door handles over time
These are expected outcomes of occupation.
What Counts as Damage?
Damage occurs when deterioration is caused by misuse, neglect, or accidental harm, rather than normal use.
Examples include:
Large carpet stains or burns
Holes in walls beyond picture hooks
Broken fixtures or fittings
Pet damage such as scratches or odours
Missing or heavily damaged furniture
Damage goes beyond what would reasonably occur through everyday living.
Why Disputes Happen
Disputes often arise because:
The original condition wasn’t clearly recorded
The age of items wasn’t documented
There are no photos to compare
Descriptions were vague or subjective
Without a detailed inventory, it becomes almost impossible to prove whether deterioration is fair wear and tear or damage.
How a Professional Inventory Helps
A professional inventory establishes:
The condition of each item at check-in
Any existing wear, marks, or defects
The expected standard at check-out
At The Property Inventory Company, we document:
Item age and condition where known
Quality of materials and finishes
Existing wear patterns
Cleanliness levels
Photographic evidence for clarity
This allows a fair, evidence-based comparison at the end of the tenancy.
Length of Tenancy Matters
A one-year tenancy will have very different expectations to a five-year tenancy. A professional check-out report considers:
Time elapsed
Normal usage over that period
Reasonable depreciation
For example, a carpet that was already several years old at check-in cannot be expected to look new at check-out.
Why Independent Clerks Make a Difference
An independent inventory clerk does not decide deductions but provides factual evidence that supports fair decision-making.
This protects:
Tenants from unfair charges
Landlords from rejected claims
Letting agents from complaints and disputes
Deposit schemes place significant weight on independent, detailed inventory reports.
Common Misconceptions
Some common misunderstandings we encounter include:
“Tenants must return the property in better condition” (they don’t)
“Any mark is damage” (not always)
“Professional cleaning is always required” (only if it was professionally clean at check-in)
A good inventory clarifies these points before disputes arise.
Final Thoughts
Fair wear and tear should never be a guessing game. With a professional inventory, the line between wear and damage becomes clear, evidence-based, and defensible.
If you want to avoid disputes, protect deposits fairly, and demonstrate best practice, investing in a professional inventory service is one of the smartest decisions you can make.
Book Your Professional ARLA Propertymark Accredited Property Inventory, Check-In & Check-Out Report Today
Ensure your rental property is fully protected with a detailed, professional inventory report from The Property Inventory Company — your trusted ARLA Propertymark Accredited Inventory Provider.
Our expert inventory clerks deliver reliable check-in and check-out inspections for landlords, letting agents, and property managers, helping to safeguard properties and maintain compliance with industry standards.
Call us: 07428 821141
We proudly provide ARLA-approved inventory services across Eastbourne, Tunbridge Wells, Heathfield, Hailsham, Hastings, Bexhill, Crowborough, Lewes, Brighton, and all surrounding areas in East Sussex and Kent.
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