Can I Charge the Tenant for All Damage at Move-Out to Recoup My Turnover Costs?

Audience: rental property owners who want clarity on which move-out costs may legally be charged to the tenant, what must be absorbed as normal wear, and why turnover expenses cannot automatically be passed on to residents.

Unfortunately, North Carolina law does not allow this. While you can charge the tenant for certain types of damage, much of the turnover cost is simply a normal — and expected part of owning rental property.

Here’s what you can (and cannot) legally charge.

---

FAQs ❓

Can I charge the tenant for normal wear and tear?
No never. NC law prohibits it.

Can I charge for repainting, carpet replacement, or deep cleaning?
Only when damage exceeds normal wear and depreciation is applied.

Can I charge for bringing the home up to listing-ready condition?
No. Make-ready prep is an owner expense.

Can I charge for upgrades or improvements?
No upgrades are fully owner responsibility.

---

The Key Rule: Only Damage Beyond Wear and Tear Is Chargeable ✔️

NCGS § 42-51 strictly limits what may be deducted from a security deposit.

Deposits may be used for:

• Unpaid rent or fees

• Damage beyond normal wear and tear

• Cleaning required to return the home to move-in cleanliness

• Unpaid utilities the tenant was responsible for

• Trash and abandoned item removal

• Legal and eviction costs where allowed

Everything else is an owner expense.

---

Why You Cannot Charge for Many Turnover Costs ❗

Many owners are surprised to learn:

🚫 Repainting after 3–5 years = owner expense

🚫 Carpet replacement after 5–7 years = owner expense

🚫 Replacing blinds after 2–5 years = owner expense

🚫 Touch-ups, caulk, grout, aging fixtures = owner expense

🚫 General wear from long-term tenants = owner expense

Turnover is part of the rental business, not a tenant penalty.

---

What You Can Charge the Tenant For ✔️

Here are clear examples of allowable charges — always with depreciation:

---

1. Pet Damage 🐾

• Urine-saturated carpet

• Chewed blinds

• Scratch damage

• Flea treatments

---

2. Wall Damage Beyond Wear 🧱

• Large holes

• Excessive anchors or screws

• Unapproved paint colors

• Marker, crayon, or writing

---

3. Flooring Damage 🧹

• Burns

• Tears

• Large stains

• Pet odor requiring replacement

---

4. Appliance Damage (Misuse, Not Age) 🔌

• Broken shelves

• Melted oven components

• Damaged racks

• Forced doors

---

5. Excessive Filth or Trash 🧼

• Heavy grease buildup

• Abandoned furniture

• Hazardous waste

• Odor remediation

---

6. Lease Violations 📄

• Unauthorized pets

• Unauthorized occupants

• Smoking in a non-smoking home

---

Depreciation Still Limits Chargeable Amounts 📉

Even if the tenant clearly caused damage, you cannot charge for:

• Full carpet replacement

• Full repaint

• Full appliance replacement

Instead, MoveZen charges only the remaining value, using:

(Remaining useful life ÷ total lifespan) × replacement cost

---

Examples That Cannot Be Charged, Even If They Frustrate Owners ❗

These often lead to misunderstandings:

🚫 Faded paint after 5 years

🚫 Carpet simply worn down

🚫 Aged blinds

🚫 Loose doorknobs or cabinet handles

🚫 Minor scratches on floors

🚫 Normal grout discoloration

🚫 Appliance breakdown due to age

These are owner maintenance responsibilities.

---

Why This Matters: The Risk of Overcharging ⚠️

Improper deductions may lead to:

• Tenant disputes

• Loss of the entire security deposit

• Legal complaints

• Regulatory scrutiny

• Court-ordered damages

MoveZen strictly adheres to NC law to protect you.

---

If Turnover Costs Are High — What Are Owner Options? ✔️

✔ Phase repairs to spread out cost

✔ Approve only essential items first

✔ Use durable, long-life materials (LVP, washable paint)

✔ Consider whether re-renting or selling makes more sense

✔ Ask for recommendations to prevent future damage

---

Understand the Difference: “Chargeable Damages” vs. “Owner Turnover Costs” 📊