Blog
How to work out a deposit deduction for an item’s age
The short answer
Charge the tenant for the life the item had left, not the cost of a new one. Divide the replacement cost by the item’s expected life, then multiply by the years it had remaining: a £500 carpet with 3 of its 5 years left is a £300 claim.
Key points
- All three deposit schemes refuse “new for old”: you can’t end up better off than at the start of the tenancy.
- The schemes’ worked example: a £500 carpet, 2 years old, with a 5-year life, gives a £300 claim.
- Each scheme publishes its own lifespan figures, and an adjudicator uses their own scheme’s.
- Without evidence of quality, adjudicators assume a medium-quality item, so keep receipts.
- Replacement is only fair if repair isn’t economic; otherwise claim the repair or the loss of value.
Why can’t I claim the full cost of a new item?
Because the tenant would be paying for the age of the item as well as the damage. A carpet that was five years old at check-in was going to need replacing before long anyway. All three schemes refuse awards that leave a landlord better off than at the start of the tenancy, once fair wear and tear is allowed for: the joint guide they publish says the deposit isn’t an insurance policy paying “new for old” (joint guide).
How do I work out the share?
Charge for the life the item had left. The joint guide sets it out in five steps, with this example:
- Replacement cost: £500
- Age of the item: 2 years
- Expected life of an item like it: 5 years
- Life it had left: 5 − 2 = 3 years
- Value lost per year: £500 ÷ 5 = £100, so the claim is 3 × £100 = £300
As a single sum: replacement cost × (years left ÷ expected life). TDS’s guide to presenting a case gives a second example: a carpet that should have lasted 10 years, 5 years old at the start of a 12-month tenancy and ruined at the end, had 4 years left, so the claim is 4/10 × £500 = £200.
How long are items expected to last?
Each scheme publishes its own figures, for a medium-quality item unless you can show otherwise, and an adjudicator uses their own scheme’s. They differ, so use the one your deposit is with: TDS, DPS and mydeposits.
| Item | TDS | DPS | mydeposits |
|---|---|---|---|
| Carpet | 5–8 years | 5–10 years | up to 8 years |
| Laminate or vinyl flooring | 5–10 years | ||
| Hardwood flooring | 15–50 years | ||
| Paint and decoration | 3–5 years | 2–6 years, by room | 3–5 years, by room |
| Curtains | up to 10 years | ||
| Blinds | up to 8 years | ||
| Mattress | up to 8 years | up to 8 years | |
| Bed frame | up to 5 years | ||
| Sofa | up to 8 years | ||
| Dining chairs | up to 7 years | ||
| Washing machine or tumble dryer | 6–8 years | 3–5 years | up to 7 years |
| Dishwasher | up to 10 years | ||
| Oven, cooker or hob | 9–15 years | 4–6 years | up to 10 years |
| Fridge or freezer | 5–8 years | up to 10 years |
Where a scheme gives a range, a better-quality item sits towards the top of it. Keep the receipt: without evidence of what you bought, an adjudicator will assume a medium-quality item.
Should I claim replacement, repair or loss of value?
Replacement is only fair when the item is damaged beyond economic repair or can’t be used. Otherwise the joint guide expects a repair or a clean, or compensation where the damage reduced the item’s value or shortened its life without ruining it. A small burn in an otherwise sound carpet is usually a contribution, not a new carpet.
DPS adds that a premium replacement for a modest item, or a full replacement after years of use, is betterment (DPS). TDS values missing items at their second-hand value (TDS).
How do I show the working in my claim?
Put the sum in the claim, with its evidence, so the adjudicator can follow it:
- the cost: the quote or invoice for the replacement or repair
- the age: the purchase receipt, or the check-in report recording when it was new or fitted
- the expected life: the figure from your scheme’s guidance
- the result: the sum, written out
TDS says any claim for part of a bill must show how it was apportioned. The schemes also say the method doesn’t suit every case, and the adjudicator decides what is reasonable on the evidence. But a claim that shows its working is far easier to accept than a round number.
TenancyVaults proposes an amount for each damaged item this way, using your scheme’s figures, for you to check.
Common questions
What is apportionment in a deposit dispute?
Sharing a cost between landlord and tenant to allow for an item’s age: the tenant pays for the life the item had left, not for a new one.
What if I don’t know how old the item is?
Use the check-in report, a receipt or an installation date. Without evidence, an adjudicator will make their own estimate, usually assuming a medium-quality item.
Can I claim anything if the item was past its expected life?
Usually very little for replacement, because it had no life left. A claim for cleaning or a repair may still be fair.
Do all the schemes use the same lifespans?
No. TDS, DPS and mydeposits each publish their own figures, and they differ. Use the scheme your deposit is protected with.
Sources
The facts on this page come from these official sources, checked on 6 October 2026.
- Guide to Deposits, Disputes and Damages (TDS, July 2026)tenancydepositscheme.com
- TDS: How to present your case to a TDS adjudicatorcustodial.tenancydepositscheme.com
- TDS: How TDS approaches damage and missing itemscustodial.tenancydepositscheme.com
- TDS key documents: A guide to product lifespanstenancydepositscheme.com
- DPS: Common dispute questionsdepositprotection.com
- DPS: What makes a reasonable deposit claimdepositprotection.com
- mydeposits: A guide on the life expectancy of rental property productsmydeposits.co.uk
