Happy Saturday, Housing Heroes,

One of the most common questions I get from rental property owners is this:

It’s a fair question and one that comes up at nearly every move-out. The difference may sound simple, but when it comes time to return (or deduct from) a tenant’s security deposit, the line gets blurry.

Let’s clear it up.

What Is Normal Wear & Tear?

Think of wear and tear as the cost of doing business as a landlord. Even the most careful tenants can’t stop time:

• Paint fades in the sun
• Carpet flattens in high-traffic areas
• Doors swell a little with humidity
• Blinds discolor after years of use

These things aren’t “tenant mistakes.” They’re just part of a home aging. Owners are responsible for these costs.

What Counts as Property Damage?

Damage is when something goes beyond ordinary use. It usually comes from negligence, misuse, or an accident. Examples include:

• Large holes in drywall
• Carpet burns or pet urine stains
• Broken blinds or shattered windows
• Mold from lack of cleaning
• Unauthorized paint jobs

These are not “normal aging.” They’re preventable issues, which makes them the tenant’s responsibility.

How Do You Decide?

Here are three quick questions I use when reviewing move-outs:

1. Was it caused by age or daily living? → Wear & tear (owner pays)
2. Was it caused by misuse, neglect, or failure to maintain? → Damage (tenant pays)
3. Would this charge hold up in court? → If not, don’t deduct.

Useful Life Guidelines

One more factor: how long the item should last.

• Carpet: ~7 years
• Paint: ~2–3 years in high-traffic areas
• Water heater: ~10 years
• Hardwood floors: ~25 years

If a tenant has been in place nearly as long as the item’s lifespan, you can’t reasonably charge them for replacing it.

Pro Tip for Owners

Documentation is everything.

• Take photos at move-in and move-out
• Use a detailed checklist
• Keep receipts and records for all repairs

It’s not about “nickel and diming” tenants — it’s about being fair, consistent, and defensible if a dispute ever ends up in front of a judge.

The Bottom Line

The difference between wear and tear and damage is one of the top sources of conflict at move-out. But with clear expectations and good documentation, you can protect your property, keep things fair, and avoid messy disputes.

At Good Life, we’ve overseen thousands of move-outs. Our team applies these standards consistently so owners stay protected and tenants feel treated fairly. That’s how we keep things running smoothly.

Want to go deeper? Read the full breakdown on our blog here.​

AB 2493: Tenant Screening Law CA Landlords Can’t Afford to Ignore

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Steve Welty CEO @ Good Life Property Management DRE #01744610 ​​​​

5252 Balboa Ave #704, San Diego, California 92117
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