How We Handle Damaged Items During a Tenancy

When a tenant causes damage to a property or its contents, we deal with it fairly, transparently, and in line with industry standards.

Our approach is based on two key principles:

1. No Betterment (Fair Wear & Tear Principle)

2. Sliding Scale Depreciation (Age-Based Compensation)

1. No Betterment

We do not replace or improve items at the landlord’s expense.

This means:

• A tenant is only liable for the actual loss or damage caused
• You should not end up with a new-for-old upgrade
• Compensation reflects the current value of the item at the time of damage, not its original purchase price

Example:
If a 6-year-old carpet is damaged beyond repair, compensation is based on its remaining value, not the cost of a brand-new replacement.

2. Sliding Scale (Depreciation Method)

We use a sliding scale to calculate fair compensation based on the expected lifespan of items.

Each item has an estimated lifespan. The value reduces over time until it reaches zero.

Typical examples:

• Carpets: 7–10 years
• Oven / appliances: 5–10 years
• Furniture: 5–8 years
• Mattresses: 5–7 years
• Paint & décor: 3–5 years

How It Works (Simple Example)

• Item cost: £500 sofa
• Expected lifespan: 10 years
• Age at time of damage: 5 years

👉 Remaining value = 50%
👉 Compensation due = £250 (not £500)

If the item is near or beyond its expected lifespan, the compensation may be minimal or nil.

Fair Wear and Tear Is Always Considered

We always distinguish between:

✔ Normal wear and tear (no charge)

• Faded paint
• Light scuffs
• Carpet flattening in walkways

❌ Chargeable damage

• Burns, stains, or tears
• Broken fixtures due to misuse
• Holes in walls beyond normal use

Why This Approach Is Used

This method ensures:

• Fair treatment for both landlords and tenants
• No inflated or unrealistic claims
• Compliance with industry standards and dispute resolution expectations
• Faster resolution of deposit disputes

It is widely accepted by deposit protection schemes and professional bodies.

Our Approach at Rooms to Let North East

We always:

• Document property condition at check-in and check-out
• Use independent evidence (inventory reports, photos)
• Apply consistent depreciation calculations
• Resolve issues fairly before escalation

Our aim is always to protect your investment while remaining fair and reasonable to tenants.

Summary

• Landlords are compensated for actual loss, not new-for-old replacement
• Items are valued based on age and expected lifespan
• Wear and tear is not chargeable
• All decisions are evidence-based and consistent