Surface damage in rented properties — a chipped bath, damaged tiles, a scratched worktop — creates a range of questions for both landlords and tenants: who is responsible? What counts as fair wear and tear? Can the landlord deduct from the deposit? This guide explains the position clearly for both sides.
Landlord Responsibilities for Surface Repair
Landlords are generally responsible for maintaining the fabric of a rental property — including kitchen and bathroom fittings — in good working order. A bath with a chip is still functional, so a landlord is not strictly obliged to repair it during a tenancy unless the chip creates a safety issue (a sharp edge, for instance) or is causing water ingress. However, a landlord who fails to repair obvious surface damage between tenancies risks lower rental value and harder lettings.
Tenant Responsibilities for Surface Damage
Tenants are responsible for any damage beyond fair wear and tear. Fair wear and tear is the natural deterioration of surfaces and fittings from normal, reasonable use over time — light marks on walls, carpet showing normal walking paths, minor surface dulling. This is not fair wear and tear: a chip in a bath caused by dropping something; a burn on a worktop from a pan; a crack in a tile from an impact; significant scratches on a floor from moving furniture carelessly. Tenants who cause this type of damage are responsible for making it good — either by arranging repair before check-out, or paying for the landlord’s reasonable repair cost from the deposit.
How Surface Repair Helps in Deposit Disputes
Deposit deductions for surface damage are a common source of disputes. Using a professional surface repair company provides several advantages for both parties: the cost is a fraction of full replacement, making the deduction more proportionate and defensible; the repaired surface is returned to a standard comparable to before the damage, satisfying the principle that the tenant pays to restore and not to upgrade; and a professional repair company can provide a written quote or invoice that provides objective evidence of the repair cost. Tenement deposit schemes and arbitrators generally prefer repair costs over full replacement costs for localised damage.
Repair Before Check-Out
Tenants who are aware of surface damage can arrange and pay for professional repair before the end of their tenancy — returning the property in the same condition as they found it and avoiding a deposit deduction. This is often the most cost-effective approach, since a deposit deduction for repair typically also includes the landlord’s time and administration cost on top of the repair itself. Book a repair 2–4 weeks before your tenancy ends to allow time to schedule and complete.
Get a Repair Quote for a Rented Property
Shazam Repairs works with landlords, letting agents and tenants across the UK. We provide professional surface repair and clear documentation for deposit and insurance purposes. Send photos for a free assessment.
