Normal Wear and Tear vs. Damage Checklist
A side by side guide to what usually counts as normal wear and tear (not deductible) and what counts as tenant damage (deductible), with a worksheet for pricing each deduction by the item's remaining useful life.
Use this template
Free, no sign up. Fill it in by hand or edit the Word file.
General template, not legal advice. Have an attorney in your state review before use.
General information, not legal advice. This template is a starting point. Laws differ by state and city, so have a licensed attorney review your final document before you use it.
Last reviewed
Before you use it
- Normal wear and tear comes from ordinary living and cannot be deducted from a deposit.
- Damage comes from accident, neglect or misuse and can be deducted at a reasonable cost.
- The longer the tenancy, the more wear counts as normal.
- Charge only the remaining useful life of an item, not the full cost of a new one.
How to fill it in
- Underlined spaces are blanks to fill in. The small label says what goes there.
- Shaded boxes mark rules that change by state. Look up the rule where the property is located.
- Delete clauses that do not apply, and add any disclosures your state or city requires.
General template, not legal advice. Have an attorney in your state review before use. Last reviewed October 29, 2026.
Normal Wear and Tear vs. Damage Checklist
Normal wear and tear is the gradual decline that comes from ordinary living, even by a careful tenant. Damage is harm beyond that, caused by accident, neglect or misuse. Courts look at the facts, the length of the tenancy and the age of the item, so treat this list as a guide, not a rule. Longer tenancies mean more wear is normal.
Walls and paint
| Usually normal wear | Usually damage |
|---|---|
| Paint faded or slightly dulled by sunlight | Holes from furniture, doorknobs or fists |
| A few small nail holes from hanging pictures | Many large anchor holes or shelves torn out |
| Light scuffs along furniture height | Crayon, marker or unapproved paint colors |
| Hairline cracks from settling | Smoke stains that need sealing before painting |
Floors and carpet
| Usually normal wear | Usually damage |
|---|---|
| Traffic paths and matting in hallways | Burns, rips or large stains |
| Light surface scratches on wood or vinyl | Deep gouges, water damage or pet scratches |
| Carpet worn thin after many years | Pet urine odor soaked into pad |
| Grout slightly discolored | Cracked or broken tiles from dropped objects |
Kitchen and bath
| Usually normal wear | Usually damage |
|---|---|
| Worn finish on cabinet handles | Broken cabinet doors or hinges |
| Minor countertop wear | Burns, cuts or chips in counters |
| Loose toilet seat or worn faucet washer | Cracked toilet tank or sink |
| Caulk that has aged and yellowed | Mold from not using exhaust fans after repeated warnings |
Doors, windows and fixtures
| Usually normal wear | Usually damage |
|---|---|
| Sticking door from humidity | Door kicked in or off its hinges |
| Worn blinds cords | Bent or missing blinds |
| Loose door handle | Broken windows or torn screens |
| Dull light fixtures | Missing fixtures, bulbs removed or alarms disconnected |
Cleaning and items left behind
Deduction worksheet
Charge only the part of an item's value the tenant used up early. Example: carpet with a 10 year life, 6 years old, ruined by the tenant. Replacement costs $2,000. Remaining life is 4 years out of 10, so a fair charge is about $800.
| Item | Useful life (years) | Age (years) | Replacement or repair cost | Remaining life percent | Charge |
|---|---|---|---|---|---|
General template, not legal advice. Have an attorney in your state review before use.