Moving Out
Wear and Tear vs. Damage

Length of Tenancy: The longer a tenant resides in a property, the more wear and tear should be expected. For instance, a carpet nearing the end of its lifespan cannot result in charges for replacement, regardless of its condition.

Life Expectancy of Items: Every item in a rental property has a defined lifespan, and any deductions from a security deposit must reflect the remaining usable life of the item. We consider not only manufacturer and industry standards but also adhere to Washington courts’ reliance on the U.S. Department of Housing and Urban Development (HUD) guidelines as a minimum benchmark. 

When to repair or replace:

• Repairs: Damage is minor or localized, the item is still functional and can be restored to good condition at a reasonable cost or the repair aligns with the item’s remaining lifespan and value.
• Replacements: If damage is extensive, making the item unusable or visually unacceptable, and the cost of repairs is close to or exceeds the cost of replacement, a full replacement may be necessary. However, tenants will only be charged the full replacement cost if the item was brand new at move-in and was damaged beyond repair during the lease. Additionally, tenants will not be held responsible for pre-existing damage or normal wear-and-tear replacements due to the item reaching the end of its expected lifespan.

Tenant charges:

• Any repair is 100% charged to the Tenant when above normal wear and tear
• Replacement costs are calculated as follows:

[Life expectancy of item] – [Age of item at move-in] – [Length of Tenancy] = Remaining Life Expectancy

[Total item replacement cost] X [% of Remaining Life Expectancy] = Tenant Responsibility

• Example: 10 year life expectancy – 5 years old at move-in – 3 year tenancy = 2 years or 20% of remaining life expectancy
• $2000 replacement cost X 20% = $400 charge to Tenant

The security deposit acts as a financial safeguard for both property owners and tenants.

• For owners, it provides protection against potential damages, unpaid rent, or other costs incurred during a tenant’s stay, helping to restore the property to its original condition and minimizing financial risk. 
• For tenants, the security deposit offers reassurance that their responsibilities regarding property care and condition are clearly understood, with deductions made only for legitimate costs such as damage or unpaid fees.

This mutual understanding helps maintain a fair and transparent rental experience for both parties. 

• Carpet stains or rips: Charges may apply if carpets have stains that cannot be removed with standard cleaning, pet damage, burns, or tears that require professional cleaning, repair, or replacement.
• Scratches or gouges in hard flooring: Deep scratches, dents, or gouges in hardwood, laminate, tile, or vinyl flooring that go beyond normal wear and require repair or replacement.
• Holes in walls larger than 3 mm: Holes larger than typical nail holes from picture hanging, including damage from anchors, wall mounts, or accidental impact that requires patching and repainting.
• Scratches, burns, or marks on countertops: Damage such as deep scratches, burn marks, chips, stains, or other marks that cannot be removed with normal cleaning.
• Unkept landscaping that requires cleanup: If the yard or landscaping has not been maintained according to the lease (e.g., excessive weeds, overgrown grass, dead plants, or debris) and requires professional cleanup or restoration.
• Items left behind that require a dump run: Furniture, trash, boxes, or other belongings left in the unit, garage, or yard that require removal and disposal.
• Cleaning of rental space (kitchens and bathrooms are most common): If the home is not returned in reasonably clean condition, charges may apply for professional cleaning of areas such as appliances, cabinets, bathrooms, floors, and fixtures.