UnitCareCheck-out inspections and fair wear and tear: what you can deduct
This guide covers England. It's general information, not legal advice. Rules in Scotland, Wales and Northern Ireland are different.
The short version
- Do the check-out in the same order as the check-in so they can be compared.
- You can't charge a tenant for fair wear and tear, the normal ageing of a home from everyday use.
- Deductions should put you back where you were, not leave you better off.
- Every deduction needs evidence: before and after photos, plus a quote or invoice.
Doing the check-out
- Book it for the day the tenant leaves, ideally with them there.
- Go room by room using your check-in record, taking matching photos from the same spots.
- Take meter readings and collect every key.
- Note anything missing, damaged or left dirty, and anything that's simply worn.
- Share the report with the tenant and give them the chance to comment.
Damage or wear and tear?
| Usually fair wear and tear | Usually damage |
|---|---|
| Carpet slightly worn in walkways | Burns, large stains or tears in the carpet |
| Paint a little faded or lightly scuffed | Holes in walls, or rooms repainted without permission |
| Small marks from pictures on walls | Large areas of damage from fixings |
| Loose door handle from normal use | Broken door or frame |
| Worn sealant around the bath | Cracked bath or broken tiles |
The deposit schemes also think about how long the tenancy was, how many people lived there and how old the item was. A ten-year-old carpet at the end of a five-year tenancy won't be worth much, so you can't charge for a brand new one.
Cleaning
If the property was professionally cleaned at the start, you can expect it back to a similar standard, allowing for normal use. Photos from check-in and check-out are the evidence here too.
Making deductions you can defend
- Link each deduction to a specific item in the check-in and check-out reports.
- Use quotes or invoices for the cost. Don't guess.
- Allow for the age and condition of the item. Charge a fair share, not full replacement, for something that was already old.
- Explain each one in writing to the tenant.
- Return the rest of the deposit promptly. Once you both agree the amount, it must be paid back within 10 days.
If you can't agree, the deposit scheme's free dispute service will decide based on the evidence. How deposit disputes work.
UnitCare Pro keeps your check-in and check-out inspections side by side for each property, with dated photos and the tenant's signature. See how inspections work.