Which repair costs can landlords fairly charge against a tenant deposit?

Tie the charge to real damage

A fair deduction starts with damage the tenant actually caused, beyond ordinary wear. A broken door, a burned counter, or pet-ruined carpet qualifies.

The move-in record is your anchor. If the damage was not there at the start, you can attribute it to the tenancy with confidence.

Charge reasonable cost

The amount should reflect the reasonable cost to repair, not to upgrade. Fixing a damaged section is fair, but charging a tenant for a full premium replacement often is not.

Keep receipts or estimates that show the figure is grounded in real market cost. That documentation keeps the charge defensible.

Account for depreciation

Some states expect you to factor in the age of an item. A carpet near the end of its useful life cannot fairly be charged as if it were new.

Prorating for age is both fair and often required. It acknowledges that materials have a finite lifespan regardless of the tenant.

Document and disclose

Whatever you charge, pair it with evidence and a clear description on the statement. Transparency is the difference between an accepted charge and a contested one.

Standards for reasonableness and depreciation vary by state, so treat this as general guidance rather than legal advice and confirm your local rules.