The end of the road: what actually happens when a tenancy finishes

End of tenancy. Two words that can mean a smooth handover and a property back on the market within a week, or a month of disputes, deposit arguments, and a flat that sits empty while everyone disagrees about a carpet. We've seen both ends of that spectrum over the years, and the difference usually comes down to preparation and knowing what's what from the start.

So here's our practical take — what landlords are responsible for, what tenants are responsible for, and how to keep things moving when a tenancy ends.

The phrase everyone uses but few can define: fair wear and tear

"Fair wear and tear" is the concept that sits at the heart of almost every end of tenancy dispute. The government's own model tenancy agreement defines it as "reasonable use of the premises by the tenant and the operation of natural forces." In plain English: things get used, things age, and that's not the tenant's fault.

What does that look like in practice? Carpets and flooring have a life of roughly five to ten years. Internal decoration three to five years. Curtains and blinds five to seven. Scuffs on walls from everyday living, faded paintwork, worn patches on a well-used carpet — all of that is fair wear and tear. A burn mark, a stain, a hole in the wall: that's damage.

The length of the tenancy matters too. A five-year tenancy will naturally produce more wear than a one-year tenancy, and the expectation of the property's condition at checkout should reflect that.

What landlords can and can't deduct from a deposit

This is where it gets specific — and where landlords sometimes fall foul of deposit schemes. You cannot leave the tenancy better off than you went in. If a carpet needs replacing and the cost is £500 but the honest remedy would have been a £50 clean, you can claim £50, not £500. The deposit schemes call this apportionment, and adjudicators apply it consistently.

What you can legitimately claim for: damage beyond fair wear and tear, professional cleaning where the property was left in a materially worse state than it was let, and replacement of items that have been broken or lost.

What you can't claim for: repainting because the paint has aged normally, replacing carpets that were already tired when the tenancy started, or upgrading items to a higher spec than they were at the outset.

The document that saves every argument: the inventory

If there's one thing we'd encourage every landlord to invest in, it's a thorough, dated, photographed inventory at the start of every tenancy — signed by the tenant. This is the single most important piece of evidence in any deposit dispute. Without it, tenancy deposit schemes almost always find in the tenant's favour, because there's no baseline to compare against.

A check-out report at the end of the tenancy, produced by the same independent inventory clerk, gives you a like-for-like comparison. It's not expensive, and it pays for itself the first time there's a dispute.

The jobs we see most at end of tenancy

From our end, the most common work we're called in for when a tenancy ends is:

• Redecoration — a fresh coat of paint makes a significant difference to how quickly a property lets, and we can usually turn this around quickly

• Professional cleaning — end of tenancy cleans to a standard that satisfies incoming tenants and avoids disputes

• Carpet cleaning or replacement

• Minor repairs — door handles, blinds, cupboard hinges, the small things that accumulate over a tenancy

• Bathroom and kitchen refreshes where grouting, sealant, or fixtures need attention

  
  

Void periods cost money — so does dawdling

Every day a property sits empty between tenancies costs you rent. The faster you can turn it around, the better — which is why we make a point of being able to attend quickly and handle multiple trades in a single visit where possible. No waiting for the plumber to finish before the decorator can start.

If you've got a tenancy coming to an end and want to plan ahead, give us a call on 020 7993 8277 or drop a line to info@lapps.co.uk. We'll give you a realistic timeline and a clear quote so you know exactly where you stand.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. Deposit deduction rules and tenancy legislation can change — we recommend seeking advice from a qualified professional for guidance specific to your circumstances. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.