# How to work out a deposit deduction for an item’s age

Source: https://tenancyvaults.co.uk/blog/apportioning-deposit-deductions
By Andy Lewis (Landlord and software developer) · 6 October 2026 · Last checked 6 October 2026

## 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](https://www.tenancydepositscheme.com/article/A-Guide-to-Deposits-Disputes-and-Damages)).

## 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:

1. **Replacement cost:** £500
2. **Age of the item:** 2 years
3. **Expected life of an item like it:** 5 years
4. **Life it had left:** 5 − 2 = 3 years
5. **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](https://custodial.tenancydepositscheme.com/public/support/1how-to-present-your-case-to-a-tds-adjudicator.pdf) 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](https://www.tenancydepositscheme.com/help-centre/article-categories/Key-documents), [DPS](https://www.depositprotection.com/learning-centre/disputes/common-dispute-questions) and [mydeposits](https://www.mydeposits.co.uk/content-hub/a-guide-on-the-life-expectancy-of-rental-property-products/).

**How long items last, by scheme**

| 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 |

From each scheme’s published guidance, checked 5 October 2026. The figures are for medium-quality items; a blank means the scheme gives none.

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](https://www.depositprotection.com/claims-and-disputes/what-makes-a-reasonable-deposit-claim)). TDS values missing items at their second-hand value ([TDS](https://custodial.tenancydepositscheme.com/public/support/how-tds-approaches-disputes-involving-damage-and-missing-items.pdf)).

## 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.

1. [Guide to Deposits, Disputes and Damages (TDS, July 2026)](https://www.tenancydepositscheme.com/article/A-Guide-to-Deposits-Disputes-and-Damages)
2. [TDS: How to present your case to a TDS adjudicator](https://custodial.tenancydepositscheme.com/public/support/1how-to-present-your-case-to-a-tds-adjudicator.pdf)
3. [TDS: How TDS approaches damage and missing items](https://custodial.tenancydepositscheme.com/public/support/how-tds-approaches-disputes-involving-damage-and-missing-items.pdf)
4. [TDS key documents: A guide to product lifespans](https://www.tenancydepositscheme.com/help-centre/article-categories/Key-documents)
5. [DPS: Common dispute questions](https://www.depositprotection.com/learning-centre/disputes/common-dispute-questions)
6. [DPS: What makes a reasonable deposit claim](https://www.depositprotection.com/claims-and-disputes/what-makes-a-reasonable-deposit-claim)
7. [mydeposits: A guide on the life expectancy of rental property products](https://www.mydeposits.co.uk/content-hub/a-guide-on-the-life-expectancy-of-rental-property-products/)