Can a Landlord Charge for Nail Holes? Fair Wear and Tear Explained

You hung a few pictures, took them down when you moved out, and now you are wondering whether the little holes left behind will cost you part of your deposit. It is one of the most common worries tenants have, and the honest answer is: it depends.

This guide explains what landlords can and cannot charge for, how many holes is too many, what your tenancy agreement changes, and what to do if you think a deduction is unfair. It is written for tenants in England. Rules in Scotland, Wales and Northern Ireland differ, so check official guidance for your area.

This post is part of our wider guide to end of tenancy wall repairs, which covers repairs, evidence and deposits in more detail.

The short answer

A landlord generally cannot charge you for fair wear and tear, which means the ordinary deterioration that comes from living in a property. A small number of nail or picture-hook holes is often treated as part of that. Damage beyond normal use, such as large holes, lots of holes or holes from heavy fixings, is more likely to be treated as damage you are responsible for.

There is no official rule saying “up to X holes is fine”. Each case turns on the evidence and the circumstances.

What is fair wear and tear?

Fair wear and tear is the gradual, expected deterioration of a property from normal use over time. Everyone who lives somewhere leaves some trace, and the law recognises that.

Examples that are commonly treated as fair wear and tear include:

• Faded or slightly worn paint, especially in an older décor
• Light scuffs along walls and skirting boards
• Minor marks where furniture has stood
• A small number of picture-hook or nail holes from hanging ordinary items

Examples that are commonly treated as damage include:

• Large holes or gouges in the wall
• Dozens of holes, or holes clustered across several walls
• Holes from heavy items such as large shelves or a TV bracket, if no permission was given
• Marker, crayon or other marks that need more than cleaning to remove

The line between the two is not always clear, which is why documenting the property matters so much.

So how many nail holes is too many?

There is no fixed number, and you should be wary of anyone who quotes one. What decisions tend to depend on:

• Size and depth. A small nail hole is very different from a large screw or anchor hole.
• Number and spread. A handful of holes in a living room looks like normal living. Holes across every wall of a flat look more like a pattern.
• How long you lived there. Longer tenancies make some wear more expected.
• The condition at the start. If the walls were freshly painted at move-in and are covered in marks at move-out, that is treated differently from walls that were already tired.
• What the tenancy agreement says about hanging items (see below).

Check your tenancy agreement

Many tenancy agreements say something about putting things on walls. Some allow picture hooks or small nails, some ask you to get written permission first, and some forbid fixings altogether.

• If the agreement allows small fixings, holes from those are much harder for a landlord to claim for.
• If it forbids them and you went ahead anyway, the landlord has a stronger case, even for small holes.
• If it is silent, ordinary use applies, but you are still expected to be reasonable.

If you are not sure, ask your landlord or letting agent in writing before you put anything up, and keep the reply. It costs nothing and removes the argument.

What a landlord can and cannot claim

Even where there is damage, a landlord’s claim has limits.

• They generally need to show the loss. That usually means evidence such as photos, the check-in inventory and, where they claim for work, a receipt or quote.
• The amount should be reasonable. They should not charge for work that has not been done, or more than the repair actually costs.
• They cannot charge to improve the property. If the walls were already due for repainting, they should not charge you for a brand-new finish. Paint is generally considered to have a limited lifespan, so the age of the decoration is often taken into account.
• Cleaning and repairing a mark is not the same as replacing a whole wall. A claim for a full repaint because of one small repair is usually hard to justify.

What counts as reasonable is ultimately decided case by case, by the landlord and tenant or by an independent adjudicator if it goes to a dispute.

What to do before you move out

The best way to avoid a dispute is to deal with the holes before the landlord sees them.

1. Photograph every wall in good light, including close-ups of the holes, and compare them with your check-in inventory. Our [end of tenancy photo checklist] lists exactly what to capture.
2. Fill the holes. Small holes take only a few minutes with ready-mixed filler. See [how to fill nail holes] for a step-by-step method, or our post to the [best filler for small holes].
3. Touch up the paint. A neat repair that does not match is still visible, so read our post to [matching touch-up paint].
4. Take a second set of photos once you have finished, and keep both sets.

Filling small holes yourself is usually cheaper than risking a deduction, and it shows you have taken reasonable care of the property.

If your landlord wants to deduct money

If your landlord proposes deducting for nail holes and you disagree, you do not have to simply accept it.

1. Ask for an itemised list of what they are claiming for, with the evidence behind each item.
2. Compare it with your own evidence: your photos, the inventory, and the condition and age of the paint.
3. Reply in writing. Be polite and specific about which items you accept and which you dispute, and why.
4. Use your deposit protection scheme. In England, deposits for most assured shorthold tenancies must be held in a government-approved scheme, and each has a free dispute resolution service in which an independent adjudicator reviews both sides’ evidence.

Keep your tone calm and factual. Most disputes are decided on the paper evidence, so the quality of your photos and records matters more than how strongly you argue.

Tenancy law in England has been going through significant change, so check the current official guidance or the website of your deposit scheme for the latest position before you rely on any detail here.

How to avoid the problem in your next home

When you move into a new place, a little care at the start saves a lot of worry at the end.

• Read the tenancy agreement and ask about hanging items before you start.
• Photograph the walls on day one and note any existing marks on the inventory.
• Use the right fixing for the wall type, and avoid drilling more holes than you need.
• For lightweight items, consider no-drill hanging options. Our guide to [hanging pictures without making holes] has ideas.

If you want a TV, large mirror or shelving put up properly the first time, with the right fixings and fewer holes, we can help with professional wall mounting and same day TV mounting across Camden, Islington, Hackney, Barnet, Brent, Westminster and Haringey. Just check your tenancy agreement first and get your landlord’s permission for anything heavy.