Fair wear and tear versus tenant damage in decorating
Deposit disputes often come down to whether marks on a wall are fair wear and tear or damage, and a clear-eyed assessment before decorating starts can support that conversation with evidence rather than opinion.
01What counts as fair wear and tear
General fading, light scuffing at furniture height, small nail holes from picture hanging and a gradual dulling of paint over a tenancy are normal outcomes of someone living in a property.
- Faded or slightly yellowed paint from age and light
- Minor scuffs and scratches at typical furniture height
- Small picture-hook holes, filled and painted over
- General dulling of a washable finish after regular cleaning
02What tends to fall outside fair wear and tear
Large holes, deep gouges, unapproved colour changes, smoke staining, significant mould from poor ventilation reporting, and pet damage to skirtings or doors are generally treated differently.
03Photographing and recording condition before and after
A dated set of photographs at the start and end of a tenancy is the clearest evidence either party can produce. Decorators can flag anything unusual they find while preparing surfaces.
04How the original specification affects the assessment
A property finished in a durable, washable system that still shows heavy staining points more clearly towards damage than wear, because the finish was chosen to resist normal use.
05Getting an independent view before a dispute escalates
Where a landlord and tenant disagree, an independent description of what preparation was needed and why can support a deposit adjudication without either side having to guess.
Common questions
Can a decorator confirm what's wear and tear versus damage?
We can describe what condition we found and what preparation it needed, which helps support a fair assessment.
Does length of tenancy affect what counts as fair wear?
Yes, a longer tenancy reasonably shows more fading and general wear than a short one.
Should I repaint before a deposit dispute is resolved?
It's sensible to photograph everything first, since repainting removes the evidence.
Is an unapproved colour change classed as damage?
Generally yes, since it typically requires extra work to return the property to its original scheme.
Do washable finishes make disputes easier to resolve?
Yes, because a washable finish that still shows heavy marking points more clearly to damage rather than ordinary wear.
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Next step
Ask for a condition note alongside your quote if a deposit discussion is likely.
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