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

Audience: rental property owners wanting clarity on how carpet replacement is handled under North Carolina law, including depreciation, damage thresholds, and what portion—if any—can legally be charged to the tenant.

While many owners understandably feel that “the tenant ruined the carpet,” North Carolina law does not allow landlords to automatically charge tenants the full replacement cost.

Here’s how carpet charges actually work and why.

FAQs ❓

Can I charge the full cost of a new carpet if the tenant damaged it?
Almost always: No. Depreciation must be applied.

Can I charge something for damaged carpet?
Yes. if the damage is beyond normal wear and tear.

Does carpet have a legal or standard life expectancy?
Most property management industry standards place carpet at 5–7 years, depending on quality and use.

Can I charge for ordinary wear and tear?
No. wear and tear is not deductible under NC law.

Do pet fees cover carpet damage?
No. Pet fees do not replace the deposit and do not cover damage beyond normal wear.

How Carpet Charges Actually Work ✔️

Carpet can only be charged to the tenant if the tenant caused damage beyond normal wear, and the charge must be reduced by depreciation.

Two questions must always be answered:

1. Is the damage “beyond ordinary wear and tear”? 🧹

Normal wear examples:

Matting in high-traffic areas
Light discoloration or fading
Minor snags or fraying
Expected aging after 5–7 years

Not deductible.

Damage examples:

Large stains that professional cleaning cannot remove
Pet urine saturation
Burns
Rips or tears
Odors caused by pets or smoking

Deductible (with depreciation).

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

Carpet has a limited life expectancy.
Most companies including MoveZen apply:

A standard 5–7 year lifespan.

Meaning:

If the carpet is new, and the tenant destroys it → a portion may be chargeable.
If the carpet is 5–7 years old, → often $0 may be chargeable, even if damaged.
If the carpet is older than its lifespan, → legally, it has no remaining value to charge.

⚠️ This is the biggest reason owners are sometimes surprised by the allowable charge.

Example Depreciation Scenarios 📊

Scenario A: Carpet is 1 year old

A dog urinates and saturates the carpet and pad.

Cost to replace: $1,200
Useful life: 6 years
Remaining value: 5/6

Tenant chargeable amount: ~$1,000

Scenario B: Carpet is 4 years old

Tenant spills paint and ruins a large section.

Cost to replace: $1,200
Remaining life: 2/6

Tenant chargeable amount: ~$400

Scenario C: Carpet is 7 years old

Large wine spills and pet stains throughout.

Cost to replace: $1,200
Remaining life: 0/6

Tenant chargeable amount: $0

Even though the carpet is destroyed, it has no remaining depreciable value.

Why Full Carpet Replacement Can't Be Charged ❗

North Carolina law allows only:

Actual damage beyond normal wear and tear
Minus depreciation

Charging the full amount would be considered:

Unlawful
An improper deposit deduction
A compliance risk
Grounds for dispute or legal claim
Potential cause for forfeiture of the entire deposit

MoveZen protects owners by applying the legally correct method.

What If Only One Room’s Carpet Is Damaged?

If the home has:

Continuous carpet installation → full replacement may be needed, but depreciation still applies.
Room-by-room carpet → only the damaged room’s proportional cost applies.

Documentation is always provided.

When Carpet Damage Goes to Collections 💼

If:

The depreciated value exceeds the security deposit
And the tenant caused the damage

MoveZen may send the remaining balance to collections, provided the charge is legally defensible.