Wear vs. damage at a glance
| Normal wear and tear (landlord's cost) | Tenant damage (deductible) |
|---|---|
| Small nail holes from picture hanging | Large holes in drywall from impact |
| Minor scuffs on walls at furniture height | Crayon, marker, or paint applied to walls |
| Faded paint after 4+ years of occupancy | Smoke or nicotine staining (in non-smoking unit) |
| Carpet wear in high-traffic areas after years | Pet urine soaked through to underpad |
| Worn caulking around tub or sink | Mould from failure to use bathroom fan |
| Minor scratches on hardwood from foot traffic | Deep gouges from dragging furniture |
| Worn finish on cabinet handles | Broken cabinet doors or hinges |
This guide breaks down what counts as normal wear and tear in a Saskatchewan rental, provides room-by-room examples, and explains how to document conditions properly to protect both your investment and your tenants' rights.
Defining Normal Wear and Tear
Normal wear and tear refers to the gradual deterioration of a property that occurs through ordinary, everyday use. It is the natural consequence of someone living in a home. No matter how careful a tenant is, certain parts of the property will show signs of use over time.
Normal wear and tear is NOT the tenant's fault. It is the expected cost of owning a rental property, and landlords cannot deduct for it from the security deposit. Tenant damage, on the other hand, is deterioration caused by negligence, carelessness, abuse, or intentional action that goes beyond what would reasonably occur through normal use. Damage is the tenant's responsibility, and landlords can make deductions to cover repair or replacement costs.The Key Question
When evaluating whether something qualifies as wear or damage, ask: Would this condition exist even if the most careful, reasonable person had lived here for the same period of time?
If yes, it is likely wear. If no, it is likely damage.
The length of the tenancy matters significantly. A carpet that shows wear patterns after five years of occupancy is normal. The same carpet shredded by a pet after six months is damage. Context and timeframe are always part of the assessment.
Room-by-Room Examples
The following examples are not exhaustive, but they cover the most common scenarios landlords and tenants encounter during move-out inspections.
Walls and Ceilings
Normal wear and tear:- Small nail holes from hanging pictures (a few per wall).
- Minor scuff marks at furniture height or along hallways.
- Slight fading of paint due to sunlight exposure.
- Hairline cracks in drywall caused by settling (common in Saskatchewan due to expansive clay soils).
- Faded or slightly yellowed paint in a unit occupied for several years.
- Minor marks around light switches from regular use.
- Large holes in drywall (from door handles without stoppers, anchors pulled out improperly, or physical impact).
- Crayon, marker, or paint applied to walls by the tenant or their children (beyond a small, cleanable area).
- Smoke or nicotine staining on walls and ceilings (in a non-smoking unit).
- Wallpaper applied without landlord permission, or damage caused by removing wallpaper.
- Water stains caused by tenant negligence (such as not reporting a leak).
- Excessive nail holes or anchor points beyond what is reasonable for normal decorating.
Floors
Normal wear and tear:- Minor scuffs and scratches on hardwood from regular foot traffic and furniture placement.
- Carpet wear patterns in high-traffic areas (hallways, doorways, living room pathways), especially in longer tenancies.
- Slight discolouration of grout in tile floors.
- Small indentations in carpet from heavy furniture legs.
- Minor separation at seams in laminate or vinyl plank flooring.
- Deep scratches or gouges in hardwood from dragging furniture without felt pads.
- Pet urine stains that have soaked through carpet into the underpad or subfloor.
- Burns from cigarettes, irons, or hot items dropped on flooring.
- Torn, ripped, or missing carpet sections.
- Broken tiles from dropped objects.
- Water damage to laminate flooring from spills left unaddressed.
- Stains from paint, dye, or chemical spills.
Kitchen
Normal wear and tear:- Minor scratches on countertops from normal use.
- Worn finish on cabinet handles and drawer pulls.
- Faded or slightly discoloured countertops.
- Minor staining inside the oven or on stovetop drip pans.
- Worn caulking around the sink.
- Minor mineral buildup on faucets.
- Burn marks or deep cuts on countertops from using them as cutting boards or placing hot pans directly.
- Broken cabinet doors, drawers, or hinges from rough use.
- Grease buildup on range hood filters and surrounding surfaces that indicates a lack of basic cleaning.
- Broken or chipped tiles on backsplash from impact.
- Clogged drains caused by improper disposal of grease or food waste.
- Missing or broken appliance parts (knobs, shelves, racks).
Bathroom
Normal wear and tear:- Worn caulking around the bathtub and shower.
- Minor discolouration of grout.
- Worn toilet seat (these are consumable items that degrade with use).
- Minor water spots on fixtures.
- Fading or slight peeling of paint in a high-humidity environment.
- Mould or mildew growth caused by failure to use the ventilation fan or open a window (tenant's responsibility to manage moisture).
- Broken towel bars, toilet paper holders, or shower rods pulled from the wall.
- Chipped or cracked porcelain on the toilet, sink, or bathtub.
- Water damage to flooring or baseboards from chronic failure to use a shower curtain or mat.
- Damaged or missing shower doors.
Windows and Doors
Normal wear and tear:- Worn weather stripping (which should be replaced by the landlord as part of regular maintenance).
- Stiff window mechanisms after several years of use.
- Minor condensation between double-pane windows (seal failure over time, a landlord maintenance item).
- Faded or slightly warped window blinds from sun exposure over a multi-year tenancy.
- Cracked or broken window glass (unless caused by an external event like a storm, which is the landlord's responsibility through insurance).
- Broken window locks or handles from forced operation.
- Torn or destroyed window blinds or screens.
- Damaged door frames from forced entry, pet scratching, or removing hardware improperly.
- Broken door handles or deadbolts.
Exterior (For Houses and Duplexes)
Normal wear and tear:- Faded exterior paint.
- Settling of deck boards or patio stones.
- General lawn wear from normal use.
- Worn gate latches.
- Vehicle damage to fencing, garage doors, or driveways.
- Dying landscaping due to neglect (when yard maintenance is the tenant's contractual responsibility).
- Unapproved structures, gardens, or modifications.
- Trash, debris, or belongings left behind after move-out.
How Tenancy Length Affects the Assessment
The duration of the tenancy is a critical factor in determining what constitutes normal wear versus damage. A freshly painted wall that is scuffed after two months of occupancy may warrant a partial deduction. The same scuffing after three years of occupancy is unambiguously normal wear.
As a general guideline:
- Paint: Expected useful life of 3 to 5 years in a rental unit. After 5 years of occupancy, repainting is typically a landlord expense regardless of condition.
- Carpet: Expected useful life of 5 to 10 years, depending on quality. A landlord who installs builder-grade carpet should not expect it to last 10 years of tenant use.
- Appliances: Expected useful life varies by type (10 to 15 years for most), and normal operational wear is the landlord's responsibility.
- Window coverings: Blinds and curtains degrade with sun exposure and daily use. After 5 or more years, replacement is typically a landlord expense.
Saskatchewan-Specific Rules on Security Deposit Deductions
Under The Residential Tenancies Act, 2006, landlords in Saskatchewan must follow specific rules when making deductions from a security deposit:
What Landlords Can Deduct For
- Unpaid rent.
- Damage to the property beyond normal wear and tear.
- Unpaid utilities that were the tenant's responsibility.
- Costs associated with breaking the lease (such as re-rental advertising and lost rent during the vacancy period, subject to the landlord's duty to mitigate).
What Landlords Cannot Deduct For
- Normal wear and tear. This is the most important restriction. Repainting, replacing worn carpet, and servicing appliances at the end of a long tenancy are landlord costs, not tenant costs.
- Routine cleaning, unless the property was left in a condition that goes well beyond normal (for example, a unit left with garbage, heavy grease, or pest-attracting conditions).
- Pre-existing conditions that were not documented at move-in.
Timeline and Process
- The security deposit must be returned within seven business days of the tenant vacating the property.
- If deductions are being made, the landlord must provide an itemized statement listing each deduction with the amount and reason.
- If the tenant disagrees with the deductions, they can file a claim with the Office of Residential Tenancies (ORT), which will hear both sides and make a binding decision.
Documentation: Your Best Protection
The single most effective thing a landlord can do to prevent wear-versus-damage disputes is to document the property's condition thoroughly at the beginning and end of every tenancy.
Move-In Inspection
Before the tenant takes possession, conduct a detailed move-in inspection. This should include:
- Photographs: Take clear, well-lit photos of every room, including close-ups of any existing marks, scuffs, stains, or damage. Photograph appliances, fixtures, flooring, walls, ceilings, and the exterior.
- Video walkthrough: A video walkthrough adds context that photos alone cannot provide, such as the overall condition of a room and any sounds (like a running toilet or creaky floorboard).
- Written checklist: Use a room-by-room checklist that notes the condition of each surface, fixture, and appliance. Be specific. "Minor scuff on living room wall near south window" is useful. "Walls OK" is not.
- Tenant participation: Invite the tenant to attend the move-in inspection and sign the completed checklist. This creates mutual agreement on the property's baseline condition.
Move-Out Inspection
When the tenant vacates, conduct an equally detailed move-out inspection using the same format. Compare the move-out condition directly against the move-in documentation.
- Photograph the same areas and angles as the move-in photos.
- Note any new damage that was not present at move-in.
- Distinguish between items that have deteriorated through normal use (wear) and items that show signs of negligence or abuse (damage).
- If possible, invite the tenant to attend the move-out inspection as well. Walking through the property together can resolve many disagreements on the spot.
During the Tenancy
Regular inspections during the tenancy (with proper notice as required by Saskatchewan law, at least 24 hours' written notice) help you identify maintenance issues early and document the property's condition over time. Catching a slow leak before it causes floor damage, or noticing pet damage while the tenant is still in place, allows you to address problems before they escalate.Common Mistakes Landlords Make
Deducting for Normal Wear
The most common mistake is charging tenants for conditions that are simply the result of living in the property. Repainting after a 4-year tenancy, replacing a worn faucet, or recaulking a bathtub are landlord expenses, not tenant charges. Making these deductions invites ORT claims that you are likely to lose.
Poor Documentation
If you cannot prove the condition of the property at move-in, you cannot prove the tenant caused the damage. Without baseline documentation, ORT hearings become a credibility contest. Invest the 30 minutes it takes to do a proper move-in inspection.
Charging Full Replacement Cost
If a tenant damages a 7-year-old carpet, you cannot charge them for brand-new carpet. You must prorate the deduction based on the carpet's remaining useful life. Charging full replacement cost is a common reason landlords lose ORT disputes.
Not Communicating Expectations
Tenants who understand what is expected of them are more likely to meet those expectations. Your lease agreement should outline maintenance responsibilities, and your move-in process should include a conversation about property care standards.
How Professional Management Helps
One of the advantages of working with a professional property management company is the consistency and documentation they bring to the inspection process. A good property manager conducts standardised move-in and move-out inspections for every property, maintains photographic and written records, and applies the wear-versus-damage distinction objectively and consistently.
This protects landlords from making indefensible deductions, protects tenants from unfair charges, and dramatically reduces the likelihood of disputes reaching the ORT.
If you own rental property in Regina or Saskatoon and want to ensure that inspections, documentation, and security deposit handling are done right every time, GoodDoors Property Management can help. Our team conducts thorough inspections at every stage of the tenancy and manages the entire move-in and move-out process, so you never have to navigate the grey area between wear and damage on your own.
Related Resources
- Property Management Services in Regina — full-service management hub
- Saskatoon Property Management
- Rental Management Services — what's included
- Property Management Fees in Saskatchewan — pricing breakdown
- Saskatchewan Rent Increase Laws
- Owner FAQ
- Security Deposit Guide for Saskatchewan
How GoodDoors documents wear and tear in practice
We document every move-out condition with photos, written checklists, and side-by-side comparisons against the move-in inspection. Since we automated inspection tracking in 2025, our system has logged 136 documented move-out inspections across our Regina and Saskatoon portfolio. Each one is archived to the unit record so the deduction (or non-deduction) decision is defensible if it ever reaches the Office of Residential Tenancies.
Disclaimer: This blog is not a substitute for professional legal advice. If you need further help, please consider hiring a legal expert or an experienced property management company based in Saskatchewan like GoodDoors Property Management.
