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🧾 Normal Wear and Tear Policy

Over time, every property experiences natural aging and minor deterioration. This is called normal wear and tear—damage that occurs through ordinary use of the home, not through neglect, misuse, or accident.

Understanding the difference between wear and tear and resident-caused damage is essential for fair deposit handling and compliance with Washington State law.

1️⃣ Legal Definition

Under RCW 59.18.280, landlords cannot deduct from a resident’s security deposit for normal wear and tear.
However, landlords may deduct the cost of repairing damages beyond normal wear and tear—those caused by misuse, negligence, or intentional behavior.

2️⃣ Normal Wear and Tear (Owner Responsibility)

Type	Examples
Paint & Walls	- Fading, peeling, or cracked paint - Slightly torn or faded wallpaper - Small nail holes, pinholes, or minor wall cracks - Minor plaster chips - Wall dents from normal door use (even with missing stoppers)
Floors & Carpets	- Carpet worn thin or faded from traffic - Floors needing a fresh coat of varnish - Loose grout or worn tile edges
Fixtures & Hardware	- Toilet seats, towel bars, or paper holders becoming loose - Rusty shower rods - Window blinds or shades fading or losing tension - Automatic blinds that stop retracting - Light fixtures that yellow or fade with age
Plumbing & Appliances	- Partially clogged drains from aging pipes - Worn enamel in older tubs, sinks, or toilets - Aging appliance function decline without misuse
Exterior	- Normal moss growth on lawn or walkways - Weather-related discoloration on siding, gutters, or roof - Fence and gate deterioration from exposure - Dirty exterior windows (when not resident responsibility)

💡 Note: When repainting, GPS typically repaints full walls instead of spot patches to maintain a consistent appearance and professional result.

3️⃣ Resident Damage (Chargeable to Resident)

Type	Examples
Walls & Paint	- Gaping holes, large cracks, or damaged drywall - Unauthorized paint colors, drawings, or wallpaper - Significant stains or wall gouges
Floors & Carpets	- Burns, stains, or pet damage on carpets - Deep gouges or scratches on hardwood floors - Missing or cracked tiles
Doors & Windows	- Doors ripped from hinges - Broken windows or glass - Holes in ceilings from removed fixtures
Fixtures & Appliances	- Missing fixtures (e.g., towel bars, handles) - Bent or missing shower rods - Clogged toilets from improper use - Chipped enamel caused by heavy impact - Burned-out light bulbs not replaced by the resident
Other	- Torn, stained, or missing window coverings - Missing items from the move-in inspection report - Deliberate damage or neglect leading to costly repairs

4️⃣ How GPS Handles Wear vs. Damage

Inspection Comparison:
At move-out, GPS compares the move-in photos (100+) with the move-out report using the same template for consistency.
Damage Allocation:

Normal wear and tear → Owner expense
Resident damage → Deducted from resident deposit

Owner Communication:
You’ll receive a detailed report of findings, photo documentation, and any repair charges or reimbursements associated with the tenant’s security deposit.

5️⃣ Why It Matters

Properly distinguishing wear and tear from damage ensures:

Legal compliance with Washington’s Landlord-Tenant Act.
Fair treatment of residents.
Protection for owners from potential disputes or claims.
Consistent property quality between tenancies.

💚 Professional. Honest. Kind.
We document, communicate, and resolve every move-out with fairness, transparency, and care—so your property stays in excellent condition and your interests remain protected.

If you love our service, give us a shout out here. If you have some feedback to us, use the same link. We are always here to listen and improve our service!

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