What counts as wear and tear in a rental property?

You move out of a rental and expect your bond to be returned. The landlord then raises concerns about marks on the walls or worn carpet. The question is how those issues are classified. Are they normal use, or damage?

Fair wear and tear describes the natural and gradual decline of a property from normal everyday use. This can include small changes that happen over time, even when a tenant looks after the property.

Below is a breakdown of how it works in practice, how it is assessed, and what it means for both tenants and landlords.

Fair wear and tear meaning tenancy

Fair wear and tear is the gradual change in a property from normal day to day use. It happens even when a tenant takes reasonable care.

Materials naturally age with use. Paint fades, carpet flattens, and fittings become less firm. These changes are expected because the property is being lived in. Regular checks during a tenancy help track this gradual change. 

The key difference comes down to cause:

• Wear and tear comes from time and regular use

• Damage comes from actions or lack of care

Tenancy Services guidance confirms that tenants are not responsible for fair wear and tear. However, tenants may still be liable for damage that is careless or intentional.

What is considered fair wear and tear vs damage

Fair wear and tear is the expected change in a property from normal, everyday use. Damage is when the condition goes beyond that due to a specific action, misuse, or lack of care.

How the difference is assessed

In Tauranga, responsibility is not just based on how something looks. It also depends on how the issue happened.

• If it is fair wear and tear, the tenant is not responsible

• If it is careless damage, the tenant may be liable up to a capped amount set by law.

• If it is intentional damage, the tenant can be fully liable

Examples of fair wear and tear

These reflect normal use in a lived-in property:

• Faded paint from sunlight

• Worn carpet in high traffic areas

• Minor marks on walls

• Slightly loose handles or fixtures

Examples of damage

These usually come from a clear action or event:

• Large holes or dents in walls

• Burns or heavy stains on carpet

• Broken windows or doors caused by misuse or impact

• Damage caused by pets that goes beyond fair wear and tear

This distinction often affects how bond deductions are decided. If the cause is unclear, the decision will depend on the available evidence and what is most likely based on the circumstances.

Can landlord charge for fair wear and tear?

Landlords cannot claim costs from tenants for fair wear and tear. Under the Residential Tenancies Act, tenants are not liable for fair wear and tear.

How responsibility is shared:

• Landlords cover maintenance linked to ageing

• Tenants are responsible for damage beyond normal use

If there is disagreement, the issue may be taken to the Tenancy Tribunal. The Tribunal considers evidence such as photos, tenancy duration, and the expected lifespan of items.

Many outcomes depend on how clearly the property condition was recorded at the start and end of the tenancy.

Fair wear and tear checklist for tenants

There is no fixed checklist required by law, but clear records make a difference when questions arise.

What is usually documented:

• Photos at move-in and move-out

• Notes on existing wear or marks

• Records of cleaning and upkeep

These details create a reference point. They show how the property has changed over time.

Why documentation matters

A checklist does not decide responsibility on its own. It supports the process. If a dispute reaches the Tribunal, clear records make it easier to assess what is normal and what is not.

Conclusion

Fair wear and tear reflects how a property changes through everyday use over time. The difference between this and damage comes down to cause, not just appearance.

For both tenants and landlords, clear records and realistic expectations help reduce confusion at the end of a tenancy. If there is uncertainty, reviewing the property condition and available evidence is a practical place to start before taking the next step.

If you want a clearer process and fewer disputes, working with a property manager can help handle inspections, documentation, and tenancy rules in a consistent way.

FAQs about fair wear and tear 

What is fair wear and tear in NZ rentals?

It refers to gradual changes from normal use, such as worn carpet or faded paint. These changes happen over time and are not caused by misuse.

Can a landlord keep my bond for wear and tear?

No. Landlords cannot claim bond for fair wear and tear.

How is fair wear and tear assessed?

It is based on time, usage, and the original condition of the property. Evidence like photos and reports is often used.

Does length of tenancy affect wear and tear?

Yes. Longer tenancies typically lead to more natural wear, which is taken into account.

What happens if there is a dispute?

The issue may be taken to the Tenancy Tribunal. They review evidence and decide responsibility.

Are tenants responsible for cleaning wear and tear?

Tenants are expected to leave the property reasonably clean, but cleaning does not reverse normal ageing.