The same visible mark can have a different explanation in a new tenancy, a ten-year tenancy or a property that already had poor condition. Do not classify from appearance alone. Ask how it happened, whether it arose from normal use, what the entry record shows and what remedy is reasonably connected to the change.
In this guide 9 sections
Quick answer: the owner or manager is generally responsible for deterioration from normal use, ageing and environmental exposure. A tenant or guest who causes damage may be responsible. Dirt, grime, grease and pet damage are not fair wear and tear. Each item still needs a fact-based comparison with the starting condition.
General information only: This article does not decide liability, repair method, compensation or bond allocation in an individual case. Evidence, agreement terms, causation, age, condition, expert opinion and tribunal findings may affect the outcome.
The legal starting point
Section 188 of the Residential Tenancies and Rooming Accommodation Act 2008 requires a tenant to keep the premises and inclusions clean, having regard to their condition at the start, and not maliciously damage them or allow another person to do so. At the end, the tenant must leave them, as far as possible, in the same condition as at the start, fair wear and tear excepted.
The Act does not provide a detailed definition for every surface or item. The RTA describes fair wear and tear as wear during normal use and changes caused by ageing or environmental exposure. The RTA's examples are useful guides, but the cause and context of an actual item still matter.
Use four questions before choosing a label
- What changed? Identify the exact room, surface, inclusion and visible change.
- What was the starting condition? Compare Form 1a, entry photos, inventories and maintenance history.
- What most likely caused it? Separate normal use, time and environment from impact, misuse, poor cleaning or an unreported incident.
- What response fits the change? Cleaning, minor repair, component repair and full replacement are different outcomes.
Do not use age as a shortcut. An old item can still be damaged. A new item can develop a defect that is not the tenant's fault. Age is one part of the evidence, particularly when the proposed remedy is full replacement.
RTA examples: compare cause, not just appearance
| Fair wear and tear example | Tenant-responsible example | Question to ask |
|---|---|---|
| Cracked window pane from old, warped frames | Cracked pane from carelessly slamming the window | What caused the force or failure? |
| Garden mulch breaking down over time | A tenant's dog digging up the mulch | Natural breakdown or animal activity? |
| Paint or curtains fading from sunlight | Paint discoloured by candle smoke | Environmental exposure or occupant-created residue? |
| Plaster cracks as the building settles | Plaster chipped by hammering nails | Building movement or physical impact? |
| Worn carpet and flattened pile from traffic or furniture | Carpet stains from an approved pet | Gradual wear or a distinct stain event? |
| Surface wear through ordinary use | Benchtop scratches from cutting food directly on it | Expected use or avoidable misuse? |
Dirt, grime and grease are cleaning issues rather than fair wear and tear. Pet damage is also not fair wear and tear, even where the pet was approved. A pet approval may lawfully include certain reasonable end-of-tenancy cleaning or fumigation conditions, but it cannot make the tenant responsible for unrelated ageing.
Who generally pays?
Owner or manager
The RTA says the owner is responsible for repairs needed because of fair wear and tear. The owner must also maintain the premises and inclusions in good repair and meet minimum housing standards.
Tenant or guest
If the tenant or a guest causes damage, the tenant may be responsible for the repair. Responsibility should be tied to evidence of the item, cause and reasonable cost.
Report damage and repair needs as soon as practicable. Delaying a report can allow a small problem to become worse and make the cause or additional loss harder to separate. Keep the physical repair process and the final cost decision distinct. An urgent hazard may need action even while responsibility is disputed.
Test the amount, not only the label
Even if the tenant accepts responsibility for an incident, the amount claimed is a separate question. Ask for an itemised description, dated photos, quote or invoice, and an explanation of why the proposed work is needed.
- Can the item be cleaned or repaired safely, or is replacement necessary?
- What was its age and condition before the tenancy and before the incident?
- Does the quote address only the affected area or add unrelated improvements?
- Was the work completed, quoted or estimated?
- Are there entry and exit images showing the change?
- Does the claim duplicate another payment, warranty or repair?
This article does not apply a fixed depreciation formula. Queensland tenancy disputes are decided on their evidence and circumstances. A new-for-old demand is not self-proving, and a tenant should not invent an age-based discount without evidence either.
Build the comparison in pairs
For each item, pair the closest entry and exit records. Use the same room angle where possible. Add the entry and exit condition report comments, repair history, incident message, quote and any expert explanation. The rental exit photos guide provides a structured shot list and index.
- Where is the item?
- What did it look like at entry?
- What does it look like now?
- When was the change first reported?
- What cause is supported?
- What remedy and amount are claimed?
- Which parts are agreed, disputed or still unknown?
The condition and cost worksheet
Complete one sheet per disputed item
Room, item and exact location:
Entry report wording and image numbers:
Exit report wording and image numbers:
Likely cause and supporting record:
Age or prior condition evidence:
Requested remedy, amount and documents:
Agreed, disputed and unknown parts:
Use neutral language. “New 18 mm chip on lower north-east cabinet corner, not visible in entry image 04-009” is more useful than “ridiculous damage claim.” Where cause is unknown, say so.
If the issue becomes a bond dispute
- Ask for the claim by item and amount.
- Request the supporting photos, reports, quotes, invoices or rent records.
- Reply with the paired entry and exit comparison and identify the exact disagreement.
- Consider a partial agreement only if the allocation is clear in writing.
- If an RTA Notice of claim arrives and you disagree, request dispute resolution within 14 days.
The managing party must provide supporting evidence to the tenant within 14 days after making a bond claim or disputing a refund request. This does not mean the tenant automatically receives the bond if evidence is late, and it does not extend the Notice of claim response time. The RTA's dispute resolution service is free and confidential. If no agreement is reached, a Notice of unresolved dispute can allow an application to QCAT.
Frequently asked questions
What is fair wear and tear in a Queensland rental?
The RTA describes fair wear and tear as wear that happens during normal use and changes that occur with ageing or environmental exposure. The outcome depends on the facts, including cause, age, starting condition and ordinary use.
Are carpet stains fair wear and tear?
The RTA lists worn carpet and flattened pile from normal traffic or furniture as fair wear and tear, while pet stains are listed as tenant-responsible damage. A particular mark still needs to be assessed against its cause and the entry evidence.
Who pays for repairs caused by fair wear and tear?
The RTA says the property manager or owner is responsible for repairs needed because of fair wear and tear. A tenant or guest who causes damage may be responsible for repair costs.
Can an owner claim the full price of a brand-new replacement?
A claim should be supported and connected to the actual loss. Age, prior condition, repairability and the reason replacement is needed may all be relevant. This guide does not apply a universal depreciation formula or guarantee how QCAT would value a specific claim.
What should a tenant do if they dispute a damage claim against the bond?
Ask for an itemised claim and supporting evidence, compare entry and exit records, and respond to any RTA Notice of claim within 14 days if you disagree. Do not wait for evidence and miss the Notice of claim deadline.
The bottom line
Classify with cause, normal use, time and starting condition. Then assess the proposed remedy and amount separately. A clear paired evidence file is stronger than either a blanket denial or an unsupported replacement demand.
Turn each condition comparison into an organised photo record.
Build the exit evidence fileGeneral information only: Classification, responsibility and value depend on the evidence. Check current official guidance and obtain advice for your circumstances. Sources reviewed 7 September 2026.