# Can I charge my tenant for a damaged carpet?

Source: https://tenancyvaults.co.uk/blog/charging-tenant-for-carpet-damage
By Andy Lewis (Landlord and software developer) · 7 October 2026 · Last checked 7 October 2026

## The short answer

Yes, if the carpet was damaged rather than worn, and you can show it. Stains, burns and tears are damage; flattening and fraying with age are fair wear and tear. Even then you can claim only a fair share of the cost, allowing for the carpet’s age, not the price of a new one.

### Key points

- Stains, burns and tears are damage; flattening, shading, fraying and fading with age are fair wear and tear.
- The claim is the life the carpet had left: a £500 carpet, 2 years into a 5-year life, gives a £300 claim in the schemes’ joint guide.
- TDS expects proof that cleaning won’t work, such as a cleaner’s written opinion, before it awards towards a new carpet.
- A small mark that doesn’t affect the carpet’s use or life may justify only a small award: TDS gives “say, £50” as an example.
- In England, a landlord can’t require a professional carpet clean, but can claim the cost of cleaning the tenant didn’t do.

## Is a damaged carpet fair wear and tear?

Not if it is stained, burned or torn. The schemes draw the line in the same place: a carpet worn by ordinary use is fair wear and tear, and a carpet marked by an accident or carelessness is damage. TDS puts it plainly: “a worn carpet is expected, a large wine stain or burn mark would count as damage” ([TDS](https://www.tenancydepositscheme.com/article/Tenancy-deposit-disputes-in-2025-Myths-realities-and-best-practices)).

mydeposits says furniture indents, shading and fraying are all fair wear and tear, but stains are damage ([mydeposits](https://www.mydeposits.co.uk/content-hub/rules-of-claiming-for-deposit-deductions/)). It also lists flattening along walkways and slight discolouration as typical wear ([mydeposits](https://www.mydeposits.co.uk/content-hub/a-guide-on-the-life-expectancy-of-rental-property-products/)).

TDS gives paired examples: soiling isn’t wear and tear, but discolouration from age could be; an iron burn or a tear isn’t, but fraying from age or poor fitting could be ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)). The [joint guide](https://www.tenancydepositscheme.com/article/A-Guide-to-Deposits-Disputes-and-Damages) adds that light marks may be unavoidable, while nail varnish spills and iron burns caused through negligence can make the tenant liable.

## Does it matter where the carpet is and who lived there?

Yes. TDS says carpet wear depends on location and quality ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)). Its product lifespan guide says “heavy traffic” areas wear faster, a medium-quality carpet is likely to last only the minimum on stairs, hallways and landings, and a bedroom-grade carpet laid in a hallway may reasonably wear out sooner ([TDS](https://www.tenancydepositscheme.com/help-centre/article-categories/Key-documents)).

Who lived there counts too. TDS allows more wear for a family with young children and pets ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)). mydeposits says pet damage beyond normal wear is the tenant’s responsibility ([mydeposits](https://www.mydeposits.co.uk/content-hub/fair-wear-and-tear-what-is-it-and-how-is-it-applied/)), but an agreed pet brings extra expected wear ([mydeposits](https://www.mydeposits.co.uk/content-hub/a-guide-on-the-life-expectancy-of-rental-property-products/)). GOV.UK says a landlord can keep money from the deposit for repairs caused by pet damage, but must not claim the same damage from insurance as well: “You may be committing fraud if you do” ([GOV.UK](https://www.gov.uk/assured-tenancy-agreements-a-guide-for-landlords/if-a-tenant-wants-a-pet-to-live-with-them)).

## Should I claim for cleaning, repair or a new carpet?

Start with the remedy that puts the loss right. The joint guide says replacement is only fair when an item is beyond economic repair or can’t be used; otherwise the adjudicator looks at a repair or a clean, or compensation for lost value or a shortened life ([joint guide](https://www.tenancydepositscheme.com/article/A-Guide-to-Deposits-Disputes-and-Damages)).

For a stain, that means showing cleaning won’t work before claiming towards a new carpet. TDS says a landlord needs a cleaning contractor’s written opinion, or evidence of a failed attempt, before an adjudicator can award towards replacement, and the cost of a failed clean can be awarded too ([TDS](https://custodial.tenancydepositscheme.com/news/blog/asktds-horror-stories-where-have-landlords-lost-claims-from-a/)). TDS’s own example claim for a red wine stain includes both: the failed professional clean, plus 60% of a new carpet, because a carpet expected to last 10 years had to be replaced at 4 years old ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)).

In one mydeposits case, carpets professionally cleaned at the start were stained at the end, and the landlord claimed replacement. There was no evidence of why they couldn’t be cleaned, so the adjudicator awarded only a percentage, noting that “claiming 100% would be considered betterment” ([mydeposits](https://www.mydeposits.co.uk/content-hub/rules-of-claiming-for-deposit-deductions/)).

## What can I claim for a small mark or burn?

A small amount. TDS says a small mark that doesn’t affect the carpet’s use or life, and isn’t visually significant, “may only justify a small award of, say, £50.00” ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)).

Where damage isn’t bad enough to justify a new carpet, the award compensates for the damage and any life the carpet lost ([TDS](https://custodial.tenancydepositscheme.com/public/support/how-tds-approaches-disputes-involving-damage-and-missing-items.pdf)). The joint guide adds that even damage the tenant admits doesn’t mean they automatically pay for a full replacement.

## How do I allow for the carpet’s age?

Charge for the life the carpet had left, not the price of a new one. The [joint guide](https://www.tenancydepositscheme.com/article/A-Guide-to-Deposits-Disputes-and-Damages) example: a **£500** carpet, **2 years** old, with a **5-year** expected life, had 3 years left, so the claim is 3/5 × £500 = **£300**. DPS uses the same example ([DPS](https://www.depositprotection.com/learning-centre/disputes/in-disputes-be-fair)).

TDS’s [guide to presenting a case](https://custodial.tenancydepositscheme.com/public/support/1how-to-present-your-case-to-a-tds-adjudicator.pdf) gives another: a carpet expected to last **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**. A carpet ruined halfway through its life justifies at best half the replacement cost ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)).

The full cost of a new carpet is the classic overclaim. DPS gives it as an example of betterment when the tenant lived there several years or the carpet was already a few years old ([DPS](https://www.depositprotection.com/claims-and-disputes/what-makes-a-reasonable-deposit-claim)). Our post on [apportioning deductions](https://tenancyvaults.co.uk/blog/apportioning-deposit-deductions) sets out the sum step by step.

## What did mydeposits award in one carpet case?

In one mydeposits case, a family of four rented for four years ([mydeposits](https://www.mydeposits.co.uk/content-hub/deposit-dispute-case-study-fair-wear-and-tear-and-replacement-of-carpets/)). The lounge carpet had been replaced two years before the tenancy ended, and was then burned by an iron in two places. The adjudicator awarded **£195**, 60% of the **£325** replacement cost, after allowing for two years’ wear.

The other carpets were already worn at check-in and older than the “around five years” mydeposits gives for a medium-quality carpet in a rental, so nothing was awarded for them. That was one decision on its own evidence, not a rule, but it shows how much the carpet’s age shapes the figure.

## How long does a carpet last, according to the schemes?

Each scheme publishes its own figures, and an adjudicator uses their own scheme’s:

- **TDS:** low quality 2–4 years, medium 5–8, top quality 8–15 ([TDS](https://www.tenancydepositscheme.com/help-centre/article-categories/Key-documents))
- **DPS:** budget 3–5 years, medium 5–10, top quality up to 20 ([DPS](https://www.depositprotection.com/learning-centre/disputes/common-dispute-questions))
- **mydeposits:** budget up to 5 years, medium up to 8, top quality up to 15 ([mydeposits](https://www.mydeposits.co.uk/content-hub/a-guide-on-the-life-expectancy-of-rental-property-products/))

mydeposits publishes two figures for a medium carpet. Its life expectancy guide says up to 8 years, but its fair wear and tear page says its approach to décor and carpet “starts at five years” ([mydeposits](https://www.mydeposits.co.uk/content-hub/fair-wear-and-tear-what-is-it-and-how-is-it-applied/)), and its carpet case study uses around five years. We give both, as mydeposits does.

**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.

Without evidence of quality, TDS assumes a medium-quality carpet ([TDS](https://www.tenancydepositscheme.com/help-centre/article-categories/Key-documents)), so keep the fitting invoice.

## Can I charge for a professional carpet clean?

Not as a requirement. In England, [section 1(3)(a) of the Tenant Fees Act 2019](https://www.legislation.gov.uk/ukpga/2019/4/section/1) stops a landlord requiring a tenant to enter into a contract with a third party for a service. TDS says “Tenants are generally not required to pay for professional cleaning” ([TDS](https://www.tenancydepositscheme.com/article/Tenancy-deposit-disputes-in-2025-Myths-realities-and-best-practices)), and DPS describes a clause requiring a professional clean “irrespective of the cleanliness at check in” as potentially unreasonable ([DPS](https://www.depositprotection.com/learning-centre/disputes/in-disputes-be-fair)).

What you can claim is the cost of cleaning the tenant didn’t do. The tenant should return the carpet as clean as it was at the start ([joint guide](https://www.tenancydepositscheme.com/article/A-Guide-to-Deposits-Disputes-and-Damages)), and fair wear and tear doesn’t apply to cleanliness. mydeposits says claiming a professional clean when the property was only domestically clean at the start is betterment ([mydeposits](https://www.mydeposits.co.uk/content-hub/fair-wear-and-tear-what-is-it-and-how-is-it-applied/)). If you agreed to a pet, the same approach applies: claim the cleaning the tenant didn’t do, evidenced against check-in. Our post on [charging for cleaning](https://tenancyvaults.co.uk/blog/charging-tenant-for-cleaning) goes through the evidence.

## What evidence supports a carpet claim?

mydeposits calls the check-in description and photos “critical” for carpet deterioration ([mydeposits](https://www.mydeposits.co.uk/content-hub/rules-of-claiming-for-deposit-deductions/)). Gather:

- **the check-in report**, describing each carpet’s condition and cleanliness, with dated photos
- **the check-out report** in the same terms, with photos showing the extent of the damage, which is where TDS says photos help most ([TDS](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf))
- **the fitting invoice**, showing the carpet’s age and quality, such as its price per square metre: inventories rarely record quality, and photos can’t show it ([mydeposits](https://www.mydeposits.co.uk/content-hub/fair-wear-and-tear-what-is-it-and-how-is-it-applied/))
- **a cleaner’s written opinion or failed-clean invoice**, if you are claiming towards replacement
- **a like-for-like quote or invoice** for the replacement ([mydeposits](https://www.mydeposits.co.uk/content-hub/rules-of-claiming-for-deposit-deductions/))
- **the working**: cost, age, expected life and the result

Our guide to [what deposit adjudicators look for](https://tenancyvaults.co.uk/guides/what-deposit-adjudicators-look-for) covers the rest of the evidence, and [how to dispute a deposit deduction](https://tenancyvaults.co.uk/guides/landlord-deposit-dispute) covers the process, with scheme guides for [TDS](https://tenancyvaults.co.uk/guides/tds-dispute-landlord), [DPS](https://tenancyvaults.co.uk/guides/dps-dispute-landlord) and [mydeposits](https://tenancyvaults.co.uk/guides/mydeposits-dispute-landlord). The [deadline calculator](https://tenancyvaults.co.uk/deadline-calculator) works out when your evidence is due. TenancyVaults suggests that share from the item’s age and your scheme’s lifespan figures, for you to check.

## Common questions

### Is a worn carpet fair wear and tear?

Usually. Flattening along walkways, furniture indents, shading, fraying and slight discolouration with age are wear. Stains, burns and tears are damage.

### Can I charge my tenant the full cost of a new carpet?

Rarely. The tenant pays for the life the carpet had left: in the schemes’ joint guide, a £500 carpet 2 years into a 5-year life gives a £300 claim.

### Do I have to try cleaning a stain before claiming for a new carpet?

TDS expects you to show cleaning isn’t possible, with a cleaning contractor’s written opinion or a failed attempt, before it awards towards replacement. The cost of a failed clean can be awarded too.

### Can I make my tenant pay for a professional carpet clean?

Not as a requirement in England: section 1(3)(a) of the Tenant Fees Act 2019 stops it. You can claim the reasonable cost of cleaning the tenant didn’t do, compared with check-in.

### What if I don’t know how old the carpet is?

Use the fitting invoice or a check-in report that records when it was new. Without evidence of quality, TDS assumes a medium-quality carpet.

## Sources

The facts on this page come from these official sources, checked on 7 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: Inventories, check-in and check-out reports](https://custodial.tenancydepositscheme.com/public/support/1tds-guide-to-inventories-check-in-and-check-out-reports-v11.pdf)
4. [TDS: How TDS approaches damage and missing items](https://custodial.tenancydepositscheme.com/public/support/how-tds-approaches-disputes-involving-damage-and-missing-items.pdf)
5. [TDS key documents: A guide to product lifespans](https://www.tenancydepositscheme.com/help-centre/article-categories/Key-documents)
6. [TDS: Tenancy deposit disputes in 2025](https://www.tenancydepositscheme.com/article/Tenancy-deposit-disputes-in-2025-Myths-realities-and-best-practices)
7. [TDS: #AskTDS horror stories](https://custodial.tenancydepositscheme.com/news/blog/asktds-horror-stories-where-have-landlords-lost-claims-from-a/)
8. [DPS: In disputes, be fair](https://www.depositprotection.com/learning-centre/disputes/in-disputes-be-fair)
9. [DPS: Common dispute questions](https://www.depositprotection.com/learning-centre/disputes/common-dispute-questions)
10. [DPS: What makes a reasonable deposit claim](https://www.depositprotection.com/claims-and-disputes/what-makes-a-reasonable-deposit-claim)
11. [mydeposits: Rules of claiming for deposit deductions](https://www.mydeposits.co.uk/content-hub/rules-of-claiming-for-deposit-deductions/)
12. [mydeposits: Fair wear and tear, what is it and how is it applied?](https://www.mydeposits.co.uk/content-hub/fair-wear-and-tear-what-is-it-and-how-is-it-applied/)
13. [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/)
14. [mydeposits: Case study, fair wear and tear and replacement of carpets](https://www.mydeposits.co.uk/content-hub/deposit-dispute-case-study-fair-wear-and-tear-and-replacement-of-carpets/)
15. [GOV.UK: Assured tenancy agreements, if a tenant wants a pet](https://www.gov.uk/assured-tenancy-agreements-a-guide-for-landlords/if-a-tenant-wants-a-pet-to-live-with-them)
16. [Tenant Fees Act 2019, section 1](https://www.legislation.gov.uk/ukpga/2019/4/section/1)