Guided landlord document preparation
Money Claim for Carpet Damage Costs
If a tenant has left burns, stains, pet damage, or heavy soiling behind, this guide helps you separate fair wear from real damage and claim the right amount back.
Start here if you need the main guide on this issue. If your situation is narrower or you want the next practical step, go to tenant not paying rent in the UK.
If you want the wider background first, read landlord money claim guide.
Relevant next step
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- • Organise the debt and payment history clearly.
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Claim for Carpet Damage, Stains & Burns from Tenant
When tenant damage to carpets and flooring exceeds fair wear and tear, recover replacement or cleaning costs through the courts.
Fair Wear & Tear vs Claimable Damage
Betterment applies: You can only claim the remaining value of the carpet based on its age. A 10-year carpet at end of life has minimal claim value regardless of damage.
Claimable Carpet Damage
- Cigarette or iron burns
- Permanent stains (wine, dye, ink)
- Tears, rips, or pulled threads
- Bleach marks or discolouration
- Pet urine stains and odours
- Mould from tenant neglect
- Excessive dirt beyond professional cleaning
Fair Wear & Tear (Not Claimable)
- • Slight fading from sunlight
- • Minor flattening in high-traffic areas
- • Small wear patches at doorways
- • Light general soiling from normal use
- • Slight colour change over time
- • Minor indentations from furniture
- • Age-related deterioration
Carpet Betterment Calculation
Courts expect you to account for carpet age. This table shows typical carpet lifespans and how to calculate remaining value:
| Carpet Quality | Expected Lifespan | Value at 5 Years |
|---|---|---|
| Budget (rental grade) | 5-7 years | 0-30% |
| Mid-range | 8-10 years | 40-50% |
| Premium quality | 10-15 years | 50-70% |
Example: A £600 mid-range carpet that was 6 years old has 40% remaining lifespan. Maximum claim = £600 × 40% = £240.
Need help calculating your carpet claim?
Use our free Ask Heaven landlord Q&A tool to get guidance on betterment and claim amounts.
Evidence You Need for Carpet Claims
Photo Evidence
- • Check-in carpet photos (dated)
- • Check-out damage photos
- • Close-ups of stains/burns
- • Room overview shots
Documentation
- • Original carpet receipts (if available)
- • Check-in/out inventory reports
- • Cleaner's assessment report
- • Carpet age and specification
Cost Evidence
- • Replacement quotes (2-3)
- • Professional cleaning quotes
- • Fitting and underlay costs
- • Betterment calculation
Carpet Damage Evidence Checklist
- Check-in inventory with carpet condition
- Dated before and after photos
- Evidence of carpet age and quality
- Professional cleaning attempt (if applicable)
- Replacement quotes with betterment applied
- Letter before action sent to tenant
- Tenancy agreement (for liability)
- Cleaner's written assessment
Typical Carpet Replacement Costs
| Service | Typical Cost |
|---|---|
| Professional deep clean (per room) | £25 - £60 |
| Stain treatment (specialist) | £50 - £150 |
| Budget carpet + fitting (per sqm) | £15 - £25 |
| Mid-range carpet + fitting (per sqm) | £25 - £45 |
| Underlay replacement (per sqm) | £3 - £8 |
| Old carpet removal and disposal | £50 - £150 |
Court fees from £35 extra (based on claim amount)
Carpet damage FAQs for landlords
Frequently Asked Questions
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