Wear and tear or damage, room by room
| Area | Normal wear and tear | Damage |
|---|---|---|
| Walls | A few small nail holes, light scuffs, faded paint | Large holes, unapproved paint colors, crayon or marker |
| Floors | Carpet worn thin in walkways, light surface scratches | Burns, tears, pet stains, deep gouges |
| Doors | Loose hinges, sticking in humid weather, worn handles | Holes, split frames, missing doors |
| Kitchen and bath | Worn finish on fixtures, aged caulk and grout | Chipped counters, broken tiles, burned surfaces |
| Windows and blinds | Sun-faded blinds, worn pull cords | Broken glass, torn screens, bent blinds |
| Cleanliness | Dust and minor marks after a normal tenancy | Trash left behind, heavy grease, pests from neglect |
A useful test: would this have happened with any careful tenant over the same length of time? If yes, it is wear. If it took an accident, misuse or neglect, it is damage.
Age matters as much as condition
Even real damage rarely justifies charging the full cost of a new item. Paint, carpet and appliances wear out by themselves, and a deduction is normally limited to the life the item had left. If a carpet was eight years old and near the end of its life, a stain did not cost the landlord a new carpet. Many landlords prorate: divide the replacement cost by the item's expected life and charge only for the years lost. Keep installation dates so you can show the calculation.
What move-out repairs typically cost
| Job | Typical cost |
|---|---|
| Small drywall hole, patched and painted | $300–$500 |
| Typical drywall repair | $295–$925 |
| Interior door replaced Per door, installed | $350–$1,250 |
| Door frame repair | $75–$220 |
| Lock replacement Per lock | $60–$350 |
| Paint, per room | $350–$650 |
| Standard turnover 1–2 bed: patch, paint, repair | $1,200–$1,800 |
Details are in our guides to drywall repair cost, interior door replacement, door frame repair and lock replacement. An itemized, dated invoice for each repair is the strongest support for a deduction.
The records that hold up
- A move-in checklist, signed by the tenant, listing the condition of each room and any existing damage.
- Dated photos or video at move-in and move-out, taken from the same angles.
- An itemized list of deductions with the amount for each item, sent within your state's deadline.
- Invoices and receipts for the repairs, or written estimates if the work is not finished yet.
We photograph every item before and after as part of a rental turnover, so the report doubles as your documentation.
State rules where we work
- Ohio. Deductions must be itemized in a written notice delivered to the tenant, with any balance due, within 30 days after the lease ends and the tenant gives up possession. A tenant can recover an amount wrongfully withheld plus an equal amount in damages and attorney's fees.
- Indiana. The landlord has 45 days after the tenancy ends to send an itemized list of damages with the estimated cost of each repair.
- Kentucky. Where the state's landlord-tenant act applies, including Louisville and Lexington, the landlord gives the tenant a list of existing damage at move-in and, at move-out, inspects and lists the damages with estimated repair costs. The tenant has the right to inspect and check both lists.
- Tennessee. In counties covered by the state's landlord-tenant act, including Knox County, the tenant has the right to a move-out inspection on the day they vacate or within four calendar days, and the landlord and tenant compile a signed list of damages with estimated repair costs.
Cut the dispute off early
Most deposit disputes come from surprise. Walk the unit with the tenant before they leave, point out what will be charged, and give them the chance to fix it. Then turn the unit quickly: a clear, itemized repair list with photos, completed on a firm date, costs less than a vacant month. See property maintenance for managers and punch lists.
Common questions
Are nail holes normal wear and tear?
A few small nail holes from hanging pictures are widely treated as normal wear. Large holes, wall anchors torn out, or dozens of holes are usually treated as damage.
Can a landlord charge for painting?
Generally not for repainting after a normal tenancy, because paint wears out with time. Charges are more defensible when the tenant painted without permission, or left marks, stains or smoke damage beyond ordinary use.
Is carpet replacement wear and tear?
Wear in the walkways after several years is normal. Burns, tears and pet stains are damage, though a deduction is usually limited to the value the carpet had left.
Who has to prove it was damage?
In practice, the landlord. Move-in and move-out records with dated photos are what make a deduction stand up.
Related guides
Repair costs from our 2026 cost guides. State rules summarized from Ohio Revised Code 5321.16, Indiana Code 32-31-3, Kentucky Revised Statutes 383.580 and Tennessee Code 66-28-301; check the current text before relying on them. We update these figures as we complete jobs.