Skip to content
  • There are no suggestions because the search field is empty.

How Does MoveZen Property Management Determine Charges to a Tenant When an Item Can Be Reasonably Repaired and Does Not Require Replacement?

MoveZen carefully evaluates whether an item can be repaired before determining the appropriate, legally compliant charge to the tenant.

Audience: rental property owners who want clarity on how MoveZen decides whether a tenant-caused issue requires repair or full replacement, and how those decisions impact allowable security deposit charges under NC law.

Not every damaged item needs to be replaced. In fact, North Carolina law requires that landlords only charge tenants for the reasonable cost of repairing damage not automatically replacing something simply because a new item would be nicer.

Here’s how that process works.

FAQs ❓

Can I choose replacement instead of repair and charge the tenant?
Not unless repair is impossible or unreasonable. NC law requires the least costly reasonable remedy.

What if I prefer to upgrade the item during turnover?
You can but the tenant can only be charged the cost of repair, not the upgrade.

If an item is already old, can I still charge for repairs?
Yes repairs may still be charged, but replacement costs must be depreciated.

Are tenants charged for cosmetic repairs?
Only for damage beyond normal wear not for aging, fading, or normal use.

The Core Rule: Landlords Must Use the “Reasonable Repair” Standard ✔️

You may only charge the tenant for:

The reasonable cost of returning the item to its prior condition,

not the cost of full replacement if repair is possible.

This requirement prevents:

  • Overcharging

  • Unlawful deductions

  • Disputes

  • Deposit forfeiture

MoveZen must comply with these legal standards to protect owners.

How MoveZen Decides Between Repairs and Replacement 🧠

We evaluate each item using three factors:

1. Can the item be repaired to functional, safe condition? 🔧

If yes, repair is generally the correct approach.

Examples where repair is typically reasonable:

  • Carpet patching (small burns or stains)

  • Touch-up painting

  • Blinds with 1–2 broken slats

  • Minor scratches on hardwood

  • Dishwasher rack replacement

  • Refrigerator shelf/drawer repair

  • Vinyl flooring with a small gouge

Tenants are charged for repair cost only, not full replacement.

2. Is the damage severe enough that repair would look noticeably substandard? 🎨

If repairing would leave the home looking obviously patched or mismatched, replacement may be justified.

Examples:

  • Large wall gouges requiring plaster repair and repainting entire wall

  • Carpet damage that cannot be patched without visible mismatching

  • Vinyl plank flooring with multiple damaged planks

  • Blinds that are severely bent or chewed

  • Doors kicked in or splintered

Replacement is allowed, but depreciation must still be applied.

3. Is the item near or past its useful life expectancy? 📉

If so:

  • Replacement may be needed,

  • But chargeable amount may be $0 due to depreciation.

Examples:

  • Carpet older than 6–7 years → fully depreciated

  • Interior paint older than 5 years → fully depreciated

  • Blinds older than 3 years → usually fully depreciated

 

Even if replacement is necessary, the tenant can only be charged for the remaining value of the item, if any.

Common Examples of Repair vs. Replacement Decisions 🧰

Walls

Repair:

  • Small holes

  • Minor scuffs

  • Patching small dents
    Replacement (repaint):

  • Graffiti or permanent marker

  • Large number of anchors

  • Severe gouges

Flooring

Repair:

  • Carpet patches for isolated damage

  • Refinish hardwood scratches

  • Replace single LVP planks

Replacement:

  • Pet urine saturation

  • Burns

  • Multiple damaged planks

Appliances

Repair:

  • Replace fridge shelf

  • Replace dishwasher rack

  • Fix oven knob

Replacement:

  • Major mechanical failure caused by misuse

  • Severe damage to panels or control boards

Depreciation still applies if replacement is needed.

Blinds

Repair:

  • Replace 1–2 slats

Replacement:

  • Multiple broken slats

  • Bent or chewed blinds

  • Missing wand or mechanisms

Why MoveZen Follows a Repair-First Approach ✔️

✔ It complies with NC landlord-tenant law

✔ It reduces owner liability

✔ It avoids tenant disputes

✔ It ensures fair, documented deposit deductions

✔ It builds legal defensibility in case of challenge

Our job is to recover the lawful maximum, not the desired maximum.

How We Document Repair vs. Replacement Decisions 📸

MoveZen ensures clarity by providing:

  • Move-in photos

  • Move-out photos

  • Vendor recommendations

  • Reasonable cost comparisons

  • Depreciation calculations

  • Itemized deposit accounting

This documentation protects owners in case of dispute.

What If You Prefer Full Replacement? ✔️

You may absolutely choose to:

  • Upgrade flooring

  • Repaint the entire home

  • Replace appliances

  • Install higher-end fixtures

But:

The tenant can only be charged the cost of the reasonable repair — not the upgrade.

Example:

  • A blind slat is broken

  • Repair cost = $10

  • Replacement blind = $50

Tenant charge = $10, even if you upgrade them all for aesthetic reasons.