At GPS Renting, we follow Washington State law (RCW 59.18.280) when it comes to move-out inspections and security deposit deductions. Not all changes to a home during a tenancy count as “damage”—some are simply the result of time and normal use.
Normal wear and tear refers to the expected decline in a property’s condition from regular, everyday use. These items cannot lawfully be charged to a resident’s security deposit. Our goal is to distinguish between what’s considered normal and what falls outside of that category so owners can make informed decisions—and so residents are treated fairly and legally.
1. What Counts as Normal Wear and Tear? #
These items are typical of natural aging and use of a home:
- Fading, peeling, or cracked paint
- Slightly torn or faded wallpaper
- Small chips in plaster
- Nail holes, pinholes, or cracks in walls
- Wall marks caused by the absence of a doorstop
- Doors sticking due to humidity
- Cracked window panes caused by foundation shifting or settling
- Floors that need a new coat of varnish
- Carpet worn thin or faded from use
- Loose grout or tiles in bathrooms
- Worn enamel in older bathtubs, sinks, or toilets
- Rusty or aging shower rods
- Partially clogged drains due to aging pipes
- Dirty or faded lamps or window coverings
- Broken window blind strings or failed automatic blinds
- Functional items like locks, outlets, or appliances that stop working without abuse
- Loose toilet paper holders, towel bars, or toilet seats
- Garage door spring failure
- Gutter, roof, or siding wear from weather
- Moss in lawns or small dead grass patches outside of the resident’s control
- Moss buildup on walkways or decks
- Fading or weathering of fences and gates
- Dirty exterior windows (unless resident is responsible per lease)
Note: For aesthetic consistency, we often repaint full walls even when wear is limited to small areas.
2. What We Consider Resident-Caused Damage #
These are examples of conditions that go beyond normal use and may result in charges to the resident’s security deposit:
- Burned-out standard lightbulbs
- Large holes or gashes in walls
- Drawings, markings, or wallpaper added without approval
- Seriously damaged wallpaper
- Deep gouges or chips in wood flooring
- Doors detached from hinges
- Broken or missing windows
- Removed or damaged light fixtures
- Ceiling holes from removed installations
- Burn marks or stains in carpets
- Cracked or missing bathroom tiles
- Damaged sinks or tubs (e.g., chipped enamel)
- Toilets damaged or clogged due to misuse
- Missing or bent shower rods
- Damaged, stained, or missing lampshades or window coverings
- Items missing from the original move-in inspection record
Final Notes
By clearly separating natural wear from avoidable damage, we aim to ensure fairness and legal compliance for both owners and residents. Our team uses a standardized inspection template to help document and assess these distinctions at move-in and move-out.
