Security Deposit Deductions for Carpet
Carpet deductions go wrong when a landlord charges full replacement on carpet that was already partway through its useful life.
Normal wear — not chargeable
Worn traffic paths, light matting, and general fading from ordinary use are normal wear and tear — not chargeable.
Damage — chargeable
Pet stains and odor, burns, tears, and heavy staining beyond ordinary use are damage — chargeable, prorated by the carpet's remaining useful life.
Worked example
Cost to fix: $1,000 · Useful life: 5 years · Age at move-out: 4 years · Life remaining: 20%. Typically chargeable: $200 — not the full $1,000.
Standard-grade carpet is commonly assigned a 5–7 year useful life; better grades 8–10. Charge only for the life the tenant used up early.
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Continue to deposit letter →The unit turn calculator costs the whole make-ready — materials and labor, trade by trade — so you can see what is chargeable and what is not.
Open the unit turn calculator →More items: paint · blinds · appliances · pet damage
Then: Condition Report · Unit Turn Calculator · Deposit Return Letter
Useful-life figures reference the HUD life-expectancy chart, an industry standard rather than statute. This is general information, not legal advice. Confirm your state's rules before sending a deduction statement.
Questions people ask
- Can a landlord charge for carpet damage?
- Pet stains and odor, burns, tears, and heavy staining beyond ordinary use are damage — chargeable, prorated by the carpet's remaining useful life. The useful life commonly assigned to carpet is 5–7 years, so the charge is prorated by how much of it remained.
- What counts as normal wear here?
- Worn traffic paths, light matting, and general fading from ordinary use are normal wear and tear — not chargeable.
- How is the chargeable amount calculated?
- Multiply the cost by the share of useful life remaining. Example: $1000 at 4 years old on a 5-year life leaves 20%, so about $200 is typically chargeable.