How Much Should I Charge Tenants for Damaged Carpet?

Question

Hi BiggerPockets Community,

I bought a duplex in late 2020. One side was already occupied by tenants who had moved in around late 2019. They just moved out, and the carpet in their unit has significant damage — cat stains, paint spills, random stains, and a ripped-up spot from an office chair. While the carpet still feels cushiony and looks good, it clearly needs to be replaced due to the damage caused by the tenants.

I’m planning to install LVP flooring, which was quoted at $4,700. I understand LVP is more expensive than carpet to install, so I'm not looking to pass that full cost onto the tenants. I don’t know when the carpet was originally installed, but it was there before they moved in, and the previous owner wasn’t helpful when I asked for the installation date/year.

I’m considering prorating the carpet over a 10-year lifespan and charging for the remaining 3 years — roughly $1,410. I still hold their $1,800 security deposit. Does this seem like a fair and reasonable approach?

Thanks in advance for your input!

David Peschio · Answer

Carpet damage resulting from tenant actions, such as cat urine stains, paint spills, or tears from furniture, is typically considered beyond normal wear and tear and can be charged to the tenant.

Carpets are generally depreciated over a 5 to 7-year period, depending on the property's use and the carpet's quality. If the carpet was installed before the tenants moved in and has sustained significant damage—including cat stains, paint spills, and a ripped area from an office chair—it's justifiable to attribute these issues to the tenants' actions, rather than normal wear and tear. Therefore, you may charge the tenants for the remaining 3 years of the carpet's expected lifespan, approximately $1,410, using straight-line depreciation.

Additionally, if the subfloor has been damaged—perhaps due to pet accidents or other issues—you may charge the tenants for the necessary repairs. Subfloor damage is considered beyond normal wear and tear and can be deducted from the security deposit.

If cat urine has affected the subfloor, it's advisable to prime the subfloor before installing luxury vinyl plank (LVP) flooring. This step helps seal in odors and prevent them from resurfacing.

Samantha Wakaruk · Answer

It really depends upon what the damage was caused from. If the damage was pre-existing or from the carpet just being old, it may be harder to prove that it was the current tenant who did the damage or that it was beyond normal wear and tear. If pets damaged the carpet or you have issues that go down to the subfloor, this will be easier to prove. Document everything.

When attributing costs to tenants, the main guideline to follow is 'Can I prove it?' If you can, and it is beyond normal wear and tear, you should be in the clear.

I think your numbers are reasonable.

When attributing costs to tenants, the main guideline to follow is 'Can I prove it?' If you can, and it is beyond normal wear and tear, you should be in the clear.

I think your numbers are reasonable.

Jules Aton · Answer

Smart to upgrade floor. I always do wood or laminate immediately and would eat the cost to replace a >5 year old carpet with no background information for tenants who paid me rent for 5 years.

Scott Mac · Answer

HUD lists the service life on a carpet as six years.

It looks like they have been using this carpet In the apartment for 6 years.

In my thoughts, no matter what the condition was when they moved in, that carpet is used up.

Meaning, the wear and tear on it has been built into the rent over the years, and any damage to it right now is damage on a used up item, making the question of whether to charge it to them or not un-needed.

Just my 2 cents.

Theresa Harris · Answer

If you know what the condition was like when they moved in or has changed since you bought it (ie you know they did it), then yes your approach is reasonable.

Chris Seveney · Answer

First - do you have pictures of the carpet from when you bought it? If it was like that or similar at that time I would not to charge them- as you do not know if it was them or not them.

Also if you went to prorate carpet, you are saying it is the same price as LVP? Carpet is typically a lot cheaper than LVP so you cannot prorate LVP pricing when it was carpet.

Not enough information to go off of, but if it were me and you tried to charge $1400 for carpet that is near its useful life I would fight it.

How Much Should I Charge Tenants for Damaged Carpet?

How Much Should I Charge Tenants for Damaged Carpet?

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