Post Check-Out Damage vs Fair Wear and Tear: What Really Counts?
- Property Inventory Co.
- Jan 12
- 3 min read
A Practical Guide for Letting Agents and Landlords
One of the most common disputes at the end of a tenancy centres on a deceptively simple question: is the damage genuine, or is it just fair wear and tear?
For letting agents and landlords, this distinction can mean the difference between a smooth deposit return and a costly, time-consuming dispute. With tenant rights strengthening and deposit adjudicators scrutinising evidence more closely than ever, understanding where the line is drawn has never been more important.
In this guide, we explain what fair wear and tear really means, what qualifies as chargeable damage, and how a professional inventory helps protect everyone involved.
What Is Fair Wear and Tear?
Fair wear and tear refers to the natural deterioration of a property and its contents over time due to normal, everyday use. It accounts for the fact that tenants live in properties — they don’t preserve them like show homes.
Adjudicators typically consider:
Length of the tenancy
Number and type of occupants
Quality and age of fixtures, fittings, and furnishings
Expected lifespan of items
For example:
Light scuffing on walls after a three-year tenancy
Carpets showing flattening in high-traffic areas
Faded paint due to sunlight
These are usually considered fair wear and tear and not deductible from the tenant’s deposit.
What Counts as Damage?
Damage goes beyond normal use and occurs when something is broken, stained, altered, or neglected.
Examples of chargeable damage include:
Large holes in walls
Burn marks on carpets
Heavily stained or torn flooring
Missing fixtures or furniture
Mould caused by poor ventilation
Pet damage not agreed in writing
The key distinction is avoidable harm. If damage could reasonably have been prevented by proper care, it is unlikely to be considered fair wear and tear.
Why This Causes So Many Disputes
Many deposit disputes fail not because landlords are wrong — but because they cannot prove their case.
Common problems include:
No detailed check-in inventory
Poor or missing photographs
Vague descriptions such as “good condition”
No check-out comparison
Inconsistent reporting
Without clear evidence showing the property’s condition at the start and end of the tenancy, deposit adjudicators will almost always rule in the tenant’s favour.
How a Professional Inventory Protects You
A professionally prepared inventory creates an independent, unbiased record of a property’s condition. It forms the backbone of any successful deposit claim.
A robust inventory includes:
Detailed written descriptions
Time-stamped, high-resolution photographs
Meter readings and keys
Cleanliness and condition notes
A clear check-out comparison
This removes subjectivity and allows adjudicators to assess claims fairly and confidently.
Common Examples We See at Check-Out
From our experience conducting inventories across East Sussex and Kent, some of the most disputed items include:
Carpets – stains vs traffic wear
Walls – scuffs vs deliberate damage
Appliances – wear vs neglect
Bathrooms – limescale vs poor cleaning
Furniture – sagging vs breakage
In almost every case, the outcome depends on how well the original condition was documented.
Why This Matters More Than Ever
With increased tenant protections and tighter rules around deposit deductions, landlords and agents must rely on evidence, not opinion.
A professional inventory:
Reduces disputes
Protects landlords’ assets
Saves agents time
Strengthens compliance
Improves tenant relationships
It’s no longer optional — it’s essential.
Final Thoughts
Understanding the difference between fair wear and tear and damage is critical — but proving it is even more important.
If you manage or own rental properties in Eastbourne, Tunbridge Wells, East Sussex, or Kent, a professional inventory gives you peace of mind and protection from unnecessary disputes.
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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