Fair Wear and Tear
Fair wear and tear is the natural, unavoidable deterioration of a rented property and its contents over time through ordinary, careful use. It reflects the fact that carpets flatten, paintwork scuffs, appliances age and furniture becomes a bit worn even when the tenant looks after the home properly.
Under UK housing law and guidance, landlords cannot charge a tenant (or deduct from the deposit) for fair wear and tear. They can only seek compensation for damage or loss caused by the tenant’s actions or neglect for example, burns, broken items, missing furniture or heavy staining. What counts as fair wear and tear is judged in context, taking into account:
The length of the tenancy.
The age and quality of the item at the start.
The number and type of occupants (e.g. family with children vs single occupier).
The Renters’ Rights Act reinforces existing principles by emphasising fairness and evidence in deposit disputes and encouraging use of alternative dispute resolution (ADR). Landlords should expect to contribute to the cost of replacements where an item has simply reached the end of its reasonable lifespan. Tenants, in turn, should not be penalised for normal living, but can be held responsible where clear damage goes beyond fair wear and tear.
