When do nail holes become a chargeable repair?

Dozens of holes, large anchors, or damage that requires more than spot patch-and-paint can cross into chargeable — but it's tied to paint's short 2–3 year life. The useful life commonly assigned to paint is 2–3 years, so the charge is prorated by how much of it remained.

How is the chargeable amount calculated?

Multiply the cost by the share of useful life remaining. Example: $150 at 3 years old on a 3-year life leaves 0%, so about $0 is typically chargeable.

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Are Nail Holes Normal Wear and Tear?

Small nail holes are the classic example of normal wear and tear — and the classic over-charge.

Normal wear — not chargeable

A reasonable number of small nail or pin holes from hanging pictures is normal wear and generally not chargeable.

Damage — chargeable

Dozens of holes, large anchors, or damage that requires more than spot patch-and-paint can cross into chargeable — but it's tied to paint's short 2–3 year life.

Worked example

Cost to fix: $150 · Useful life: 3 years · Age at move-out: 3 years · Life remaining: 0%. Typically chargeable: $0 — not the full $150.

If you're repainting anyway at the end of a normal tenancy, filling ordinary nail holes is part of that turnover cost, not a tenant charge.

Run the numbers

Setup

I'm the

Build an itemized statement that prorates each deduction by the item's remaining useful life.

StateMove-out date

Adds the return deadline and citation to your statement.

Deposit held

Items

Add the first item the tenant damaged. Each one is prorated by how much useful life it had left.

Not prorated (billed in full)

CleaningDescription (optional)

Unpaid rent

Other lease chargesDescription (optional)

Cleaning is conventionally charged in full, not prorated. Normal wear is never chargeable.

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Refund to tenant

Deposit held$0

Refund to tenant$0

Pick a state for the return deadline.

Continue to deposit letter →

Pricing the rest of the turn?

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 →

Refund $0

More items: carpet · paint · blinds · appliances

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

When do nail holes become a chargeable repair?: Dozens of holes, large anchors, or damage that requires more than spot patch-and-paint can cross into chargeable — but it's tied to paint's short 2–3 year life. The useful life commonly assigned to paint is 2–3 years, so the charge is prorated by how much of it remained.
What counts as normal wear here?: A reasonable number of small nail or pin holes from hanging pictures is normal wear and generally not chargeable.
How is the chargeable amount calculated?: Multiply the cost by the share of useful life remaining. Example: $150 at 3 years old on a 3-year life leaves 0%, so about $0 is typically chargeable.