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If My Tenant Moves Out and I Have to Pay to Repaint, Can I Charge the Full Repaint Cost Back to the Tenant?

Repainting is one of the most frequent turnover expenses and one of the most common areas where owners and tenants misunderstand what can be legally charged.

Audience: rental property owners trying to understand when repainting costs can be charged to a tenant, how depreciation applies, and what NC law allows regarding security deposit deductions.

North Carolina law does not allow repainting charges for normal wear and tear, and even when damage exists, depreciation is required.

Here’s how repainting charges work and when tenants can be held financially responsible.

FAQs ❓

Can I charge the tenant for repainting the whole home?
Usually no, unless tenant-caused damage requires full repainting.

Can I charge for excessive damage to walls?
Yes. but only the portion attributable to that damage, not normal wear.

Does paint have a lifespan?
Yes. typically 3–5 years depending on quality and traffic.

If the tenant lived in the home a long time, can I charge anything?
Often no because the paint may already be fully depreciated.

How Paint Charges Actually Work ✔️

Two questions determine whether any charge is allowed:

1. Did the tenant cause damage beyond normal wear and tear? 🎨

You cannot charge for:

  • Minor scuffs

  • Light dirt or smudges

  • Sun fading

  • Normal aging

  • Uneven color from age

  • Small nail holes

  • Wear after several years

These are all considered ordinary wear and tear.

You can charge for:

  • Large holes

  • Dozens of screw or anchor holes

  • Dark/bright wall colors added without permission

  • Writing, drawing, crayon, marker, or paint splatter

  • Major scuffs or gouges requiring full repaint of a wall

  • Damage caused by pets

  • Smoke or nicotine staining

2. How old was the paint? (Depreciation) 📉

Paint has a short lifespan:

3–5 years is the industry standard.

Meaning:

  • If the paint is new, charges may apply for tenant-caused damage

  • If the paint is 3–5 years old, allowable charges are limited

  • If the paint is older than 5 years, $0 is chargeable due to full depreciation

This surprises many owners, but it is required to comply with state law.

When a Full Repaint May Be Justified ✔️

Full repainting costs can be charged (depreciated) when:

  • Unauthorized colors were applied

  • Excessive damage exists across multiple walls

  • Major repairs require repainting entire rooms

  • Extensive nicotine staining occurred

  • Pets caused severe wall damage or odor absorption

Examples:

  • A child drew on multiple walls with permanent marker

  • A tenant painted bedrooms black without approval

  • A pet scratched multiple walls and trim

In these cases, the depreciated value of repainting may be charged.

When Full Repaint Costs Cannot Be Charged ❗

You cannot charge the tenant for:

  • Ordinary scuffs

  • Faded or aged paint

  • Yellowing due to age

  • Minor scratches

  • Expected wear after long occupancy

If a tenant lived in the home:

  • 3+ years → partial charges may apply

  • 5+ years → often no charges are allowed

This reflects standard depreciation and NC compliance.

Example Repaint Charge Scenarios 📊

Scenario A: Tenant lived 1 year, caused large gouges on multiple walls

  • Cost to repaint: $950

  • Paint lifespan: 5 years

  • Remaining value: 4/5

Chargeable amount: ~$760

Scenario B: Tenant lived 3 years, painted one room dark red without approval

  • Cost to repaint: $350

  • Remaining life: 2/5

Chargeable amount: ~$140

Scenario C: Tenant lived 6 years, walls significantly worn

Even if repainting is needed:

Chargeable amount: $0
(because paint is fully depreciated)

Why Full Repainting Often Falls Under “Wear and Tear”

Paint ages quickly:

  • High traffic areas wear fast

  • Sunlight causes fading

  • Touch-ups create visible mismatches

  • Small scratches accumulate normally

Most turn-key repaints are owner responsibility, not tenant responsibility.

Why MoveZen Must Follow Depreciation Rules ✔️

Charging incorrectly can lead to:

  • Deposit disputes

  • Legal challenges

  • Claims of improper deductions

  • Risk of losing the entire deposit

  • Licensing issues for the property manager

We prioritize legal compliance to protect owners long-term.

How to Reduce Future Repaint Costs ✔️

✔ Use durable, washable paint finishes

✔ Stick to neutral colors

✔ Install chair rails or trim in high-impact areas

✔ Require written approval for painting

✔ Touch up regularly between tenants

✔ Choose higher-quality paint during turnover

These small choices save money on future turnovers.