Landlords can deduct for actual damage beyond ordinary use — not for normal wear and tear. Wear is the gradual deterioration from ordinary living; damage is caused by abuse, neglect, or accident.
Usually normal wear (not chargeable):
- Faded, lightly scuffed, or minor-marked paint after a normal tenancy
- Carpet worn or matted from ordinary foot traffic; light, even fading
- Small nail/tack holes and faint picture marks
- Loose grout, worn finishes, minor caulk shrinkage
- Lightly worn or dirty (not stained/torn) blinds, doors, counters
Usually damage (chargeable):
- Large or numerous holes, unapproved paint colors, drawings on walls
- Carpet stains, burns, pet damage, or tears
- Broken fixtures/appliances, cracked tile, missing items
- Filth requiring more than routine cleaning
[Your name / address / contact]
[Date]
[Landlord name / address]
Re: Disputed deductions — normal wear and tear
[former rental address, unit #]
Dear [Landlord name],
Thank you for the itemized statement dated [date]. I dispute the
following charges because they reflect ordinary wear and tear, not
damage, and are not deductible from a security deposit:
• [Charge 1, e.g. "Repaint living room — $250"] — normal wear; the
paint showed only ordinary fading/scuffing after [length] of tenancy.
• [Charge 2, e.g. "Carpet replacement — $600"] — the carpet was worn
from ordinary use and was [age] years old at move-out.
• [Charge 3] — [reason it is normal wear].
These total $[amount]. My move-out photos dated [date] (enclosed) show
the unit's actual condition. I request that you remove these charges and
refund $[amount] within [10] days.
Sincerely,
[Signature / printed name]
Age matters. Many deductions fail because the item was already near the end of its useful life. A landlord generally can’t charge you full price to replace an 8-year-old carpet or a long-faded paint job — at most a prorated amount for its remaining life. Say so if it applies.
Attach your dated move-out photos/video and checklist. If the charge is for cleaning or carpet specifically, see the cleaning & carpet letter.