Is it Normal Wear & Tear or Excessive?

As a rental property owner, one of the most important (and sometimes frustrating) parts of renting a home is understanding what counts as normal wear and tear versus tenant damage. This distinction directly impacts how security deposits can be used, what expenses are simply part of owning rental property, and how to stay compliant with Florida law. Setting the right expectations up front helps protect your investment, ensures fairness to tenants, and reduces disputes at move-out.

Wear & Tear

Normal wear and tear is the expected, natural deterioration of a property that happens over time through everyday use. Florida law requires that owners cannot deduct a tenant’s security deposit for these items.

Excessive Wear & Tear or Damage goes beyond everyday use and often comes from neglect, misuse, or accidents. These items are typically chargeable against the tenant’s deposit.

Category Normal Excessive
Walls & Paint
  • Small nail holes from picture hanging
  • Minor scuffs, faded or worn paint from sunlight or time
  • Wall corners are chipped
  • Large holes, crayon or marker stains
  • Unauthorized paint colors
  • Writing, decals or stickers on walls
Flooring
  • Carpet worn thin in high-traffic areas
  • Minor scratches on hardwood or vinyl
  • Grout or tile discoloration over time
  • Pet urine stains or odors
  • Carpet tears
  • Significant spots
  • Deep gouges in hardwood floors
Fixtures & Hardware
  • Loose door handles
  • Towel bars loose
  • Faded faucet finishes
  • Broken doors or missing hardware
  • Cracked or chipped countertops
  • Broken or missing globs
Appliances
  • Light bulb burned out in fridge
  • Normal aging or reduced efficiency of appliances
  • Control lables fading
  • Broken shelves, dented fridge, or misuse damage
  • Missing hardware
  • Disposal not working due to misuse
Windows & Blinds
  • Faded blindss
  • Minor dirt or dust on window tracks
  • Sliding door tracks/rollers wearing
  • Broken glass
  • Bent or missing blinds
  • Torn Screens
Plumbing
  • Clogged fixtures due to hard water
  • Worn out gasket and cartriges
  • Toilet components like flappers and filling valves
  • Clogged drains from improper use
  • Broken faucets
  • Water damage caused by neglecting to report a leak

Florida Law

Under Florida Statute 83.49, landlords may deduct from a tenant’s deposit only for:
  1. Unpaid rent
  2. Damage beyond normal wear and tear
  3. Other breaches of the lease (if specified)

What about Useful Life?

Even if an item is damaged by a tenant, courts and judges may not award you the full replacement cost. That’s because most property features have a “useful life” — a reasonable number of years they are expected to last.  If the item was already partway through its lifespan, you may only be entitled to a pro-rated value for what was lost, not the full cost of replacement.  Therefore at the time of move out, a useful life calculation will be used when deducting from security deposit.
Carpet Example:
  • Carpet has a typical useful life of 5–7 years.
  • If it’s 4 years old and a tenant damages it beyond repair, you may only recover a portion of the cost (1–3 years of remaining value), not the full replacement cost.
  • Similarly, paint, appliances, and blinds are often judged by their expected lifespan.
Common Useful Life Estimates (Industry Standards)
  • Carpet: 5–7 years
  • Interior paint: 3–5 years
  • Appliances: 7–10 years
  • Mini blinds: 3–5 years

What does RPM Blue Sky do to protect owners

We know protecting your property and your bottom line is your top priority. Here’s how we safeguard your investment at every step:
  • Thorough Tenant Screening – Every applicant is screened for credit, income, rental history, and background to reduce the risk of costly damage.
  • Detailed Move-In/Move-Out Inspections – We document the property condition with photos and reports so there’s a clear record for any deposit deductions.
  • Routine Property Checks – Interim inspections help identify issues early and ensure tenants are taking care of the property.
  • Vendor Coordination – We use trusted vendors for repairs and maintenance, ensuring quality work at fair pricing.
  • Deposit Compliance – We follow Florida law precisely when handling security deposits, which helps protect you from disputes or legal challenges.
  • Fair & Defensible Deductions – Our process for documenting damage versus normal wear ensures deductions are reasonable and more likely to be upheld if challenged

Navigating the line between normal wear and tear and tenant damage can be challenging, especially when useful life and depreciation come into play. At Real Property Management Blue Sky, we take the guesswork out of this process by documenting property condition, applying fair standards, and ensuring compliance with Florida law. Our goal is to protect your investment, reduce risk, and provide peace of mind knowing that every decision is backed by experience and best practices.

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