How much can a landlord charge for holes in a wall?

Distinguishing Between Wear and Tear vs. Genuine Damage: Expert Insights

One of the most common dilemmas that landlords and property managers face is determining whether damage caused to a rental property warrants a landlord charge for holes to the tenant or if it falls under the category of regular wear and tear. It’s a question we encounter daily in our line of work, and our experience has taught us some valuable insights that we’d like to share with you. Understanding this distinction is crucial for both landlords and tenants to ensure a fair and transparent rental experience.

1. Regular Wear and Tear

Regular wear and tear refer to the natural deterioration that occurs in a property over time due to normal, everyday use. It includes minor scuffs on walls, fading paint, carpet matting, and minor dings or scratches on surfaces. Examples of regular wear and tear might also include the gradual wearing down of appliances or the aging of fixtures. These are considered the landlord’s responsibility and should not result in charges to the tenant.

2. Genuine Damage

Genuine damage, on the other hand, is distinct from wear and tear. It involves deliberate actions or negligence on the part of the tenant that leads to substantial harm to the property. Examples of genuine damage include holes in walls, broken appliances due to misuse, extensive carpet stains, or damage caused by pets that exceed ordinary wear and tear. In such cases, it is entirely reasonable for the landlord to charge the tenant for the necessary repairs or replacements.

Key Factors to Consider Landlord Charge for Holes

To effectively differentiate between wear and tear and genuine damage, consider the following factors:

• Duration of Tenancy: The length of a tenant’s stay can influence the level of wear and tear. A property occupied for several years is more likely to exhibit signs of natural aging.
• Intentionality: Assess whether the damage was a result of intentional misconduct or negligence. Accidents happen, but deliberate actions usually constitute genuine damage.
• Extent of Damage: The severity of the issue plays a crucial role. Minor scuffs and minor cosmetic issues typically fall under wear and tear, while significant structural or functional damage qualifies as genuine damage.
• Documentation: Keep thorough records of the property’s condition before and after the tenancy, including photographs and detailed move-in and move-out inspection reports. This documentation can be invaluable when assessing damage claims.

Wall Nail Holes: Normal Wear and Tear

Picture holes in the walls are one of the most typical sights we encounter. A renter will frequently enter a residence and place pictures on the walls, as is customary. A wall where these images were mounted could have three or four tiny nail holes. That’s usually OK. Those tiny nail holes are usually the result of normal wear and tear.

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Every now and again, we’ll stroll into a property and notice a tenant’s photo collage. A single wall might have 30 or 40 nail holes, which is unacceptable. It’ll ruin the appearance of the wall. In these instances, we’ll need to hire a professional to repaint the entire wall from corner to corner. We would charge the previous renter for the excessive nail holes. In this case, the court found in our favor, agreeing that 40 nail holes in a wall are beyond natural wear and tear.

Carpet Damage vs. Carpet Wear – landlord charge for holes

Carpet will be walked on, and it is natural for carpet to show signs of wear and tear. However, if you notice anything more than typical wear, such as big stains or carpet that is worn all the way down to the thread or even the subfloor, you should consider deducting.

It’s vital to note that carpet in your rental home has a set lifespan. Just because the carpet was installed three years ago doesn’t mean you may charge the tenant for a brand new carpet if a stain remains. You may only charge for the remaining value of the carpet and deduct the three years of use you’ve already enjoyed.

Changes that are permissible even if you don’t have authorization – landlord charge for holes

Without the approval of their rental company, renters are able to make some alterations to a home.

Any of the following objects can be installed by a tenant without permission:

• window film (non-permanent) for insulation, reduced heat transmission, or privacy

• a doorbell with a wifi connection

• draperies (but the renter must not throw out the original curtains)

• kid safety latches on drawers and doors that are self-adhesive

• kid safety gates with pressure mounts

• a mailbox with a lock.

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A tenant can install any of the following items without getting permission:

• on all surfaces except exposed brick or concrete walls, picture hooks or screws for wall mounts, shelves, or brackets

• wall anchors to hold furniture in place on all surfaces except exposed brick or concrete walls

• LED light bulbs that do not necessitate the purchase of new light fixtures

• shower heads with a low flow (the renter must not throw out the original shower head)

• anchors for blinds or cords

• detachable safety equipment, such as alarm systems or security cameras, if they:

o do not intrude on neighbors’ privacy

o can be simply removed from the premises

o are not permanently attached to the property

• kid safety gates with hardware installed on walls other than exposed brick or concrete walls.

Modifications that are reasonable – landlord charge for holes

If the renter want to make any additional changes, they must first obtain authorization from the rental company. However, unless there is a compelling cause, the rental company cannot reject authorization for the following changes:

• picture hooks or screws for hanging pictures, shelves, or brackets on brick or concrete walls

• kid safety gates placed on exposed brick or concrete walls

• furniture anchors for securing objects against exposed brick or concrete walls

• draughtproofing in a home that does not have an open flue gas heater. This entails putting in:

o Seals that live in the water

o Filling up gaps around windows, doors, skirting, and flooring using caulk or gap filler

• a security system if the rental provider receives an invoice with the installer’s name at the time the consent is asked. The system must be setup by a certified individual and must not infringe on neighbors’ privacy.

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• flyscreen’s on windows and doors

• a herb or veggie garden

• a lockable letterbox

• repainting the building

• alterations to exterior gates to make them more secure

Other modifications require approval from the rental company, which they cannot deny unless they have a solid cause. landlord charge for holes These are the modifications that:

• Don’t pierce or permanently alter the property’s surfaces, fittings, or structure.

• are required for the protection of one’s health and safety

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• are appropriate under the Equal Opportunity Act 2010 and have been deemed necessary by an occupational therapist or other prescribed practitioner — these are disability-related modifications

• provide phone, internet, and television services to the tenant