End of tenancy deposit disputes are one of the most common flashpoints between landlords and tenants in the UK. Surface damage — chipped baths, scratched floors, burn marks on worktops — sits right at the centre of these disputes. Here’s a practical guide to what landlords can and can’t deduct, how deposit schemes assess surface damage claims, and how professional repair can strengthen your case.
Fair Wear and Tear vs Tenant Damage
The key distinction in any deposit dispute is between fair wear and tear — which a landlord cannot charge a tenant for — and damage beyond fair wear and tear, which they can. In practice, the line isn’t always obvious, but some general rules apply:
- Fine surface scratches on floors from normal foot traffic → generally fair wear and tear
- Deep scratches or gouges to floors or worktops from furniture dragging or heavy impact → chargeable damage
- Light scuffing to painted walls → fair wear and tear in most cases
- Chips to baths, basins or tiles → chargeable damage in almost all cases
- Burn marks on worktops or carpets → chargeable damage
- Yellowed or stained bath from normal use → fair wear and tear over a long tenancy; questionable over a short one
What Deposit Schemes Accept as Evidence
The major UK deposit protection schemes — TDS, DPS and mydeposits — all assess claims based on evidence. For surface damage claims, the most convincing evidence package includes:
- A detailed check-in inventory with photos of the surface in question before the tenancy
- A check-out inspection with photos showing the damage clearly
- A professional repair invoice showing the nature of the damage and the cost of remediation
This is where professional surface repair has a real advantage over DIY fixes. Our invoices describe the damage type, location and repair work in clear, specific language — exactly what adjudicators need to uphold a deduction claim. A WhatsApp message saying “fixed the bath chip ourselves” does not carry the same weight.
Typical Deductible Repair Costs
To give you a sense of what’s reasonable to claim:
- Bath chip repair — a competitive pricea competitive price (professional repair cost)
- Worktop chip or burn repair — a competitive pricea competitive price
- Floor scratch repair (localised) — a competitive pricea competitive price
- Tile chip repair — a competitive pricea competitive price per tile
Deposit schemes expect claimed costs to reflect actual repair costs, not replacement costs — unless the damage is so severe that repair isn’t viable. Getting a professional repair carried out and using the invoice as your evidence is both the fairest and the most adjudicator-friendly approach.
Repair Before or After Claiming?
It’s worth carrying out the repair promptly to get the property ready for re-letting, while keeping all documentation. Most deposit schemes accept invoiced repair costs even after the work has been done — what matters is having clear evidence of the damage (check-out photos) and the cost to fix it (professional invoice).
Getting Repairs Done Quickly
At Shazam Repairs, we work with landlords and letting agents across the UK to turn around end-of-tenancy surface repairs fast — typically booked within 24–48 hours. Our invoices are formatted to support deposit claims, and we can provide before-and-after photos on request. Get in touch today for a free quote on any end-of-tenancy damage.
