Surface damage at the end of a tenancy is one of the most common sources of dispute between landlords and tenants. Understanding what constitutes fair wear and tear, what tenants are liable for, and how to handle repairs cost-effectively can save significant time and money.

Fair Wear and Tear vs Damage

The fundamental distinction in tenancy law is between fair wear and tear — the gradual deterioration that occurs through normal use — and damage caused by the tenant’s actions or negligence.

Fair wear and tear (tenant not liable):

Gradual fading of paintwork
Minor scuffs on walls from normal furniture placement
Light surface wear on floors from normal foot traffic
Gradual dulling of bath or shower surfaces from normal use

Damage (tenant may be liable):

Chips in baths, worktops or tiles from dropped objects
Burns on worktops from pans or appliances
Deep scratches on floors from dragged furniture
Cracks in baths or shower trays from impact
Staining that cannot be removed by professional cleaning

The line between fair wear and tear and damage depends on the age and condition of the item at the start of the tenancy (evidenced by the check-in inventory) and the nature of the damage.

The Importance of the Inventory

A detailed check-in inventory with photographs is the landlord’s primary protection in a deposit dispute. Without documentary evidence of the property’s condition at the start of the tenancy, it is difficult to demonstrate that damage occurred during the tenancy rather than before it.

Similarly, a thorough check-out inspection with photographs provides the evidence needed to support any deduction.

Handling Repairs Cost-Effectively

Where the tenant is liable for damage, the landlord is entitled to deduct the reasonable cost of repair or replacement from the deposit. The key word is “reasonable” — this means the cheapest adequate remedy, not necessarily replacement.

A chip in a kitchen worktop caused by the tenant is repairable for £95–£250. A claim for a full worktop replacement costing £1,500 may not be defensible in a deposit dispute if professional repair was a viable option.

Professional repair receipts — with before-and-after photographs — provide clear, proportionate evidence of the cost of remediation.

Timing

Repairs should be carried out promptly after the end of tenancy. Delay can:

Complicate the dispute timeline
Allow minor damage to worsen (particularly rust in enamel chips or water damage from cracked tiles)
Make it harder to attribute damage to the recent tenancy

Using a Repair Service for End-of-Tenancy Work

We work extensively with landlords and letting agents on end-of-tenancy repairs. We offer fast turnaround — in many cases, the same day or next day after checkout — and provide full photographic documentation for each repair.