Complete Guide
Carpet Depreciation Calculator: What Can They Charge?
Landlords cannot charge full replacement cost for old carpet. Learn how to calculate the depreciated value using the HUD 5-year rule.
Key Takeaways
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The HUD 5-Year Rule for Carpet
According to HUD Handbook 4350.1, the standard useful life of rental grade carpet is 5 years.
This means a landlord must "depreciate" the value of the carpet over 5 years. If the carpet needs to be replaced, you only owe for the *remaining* useful life, not the cost of a brand new carpet.
- The Math:
- Year 1: Carpet loses 20% value
- Year 2: Carpet loses 40% value
- Year 3: Carpet loses 60% value
- Year 4: Carpet loses 80% value
- Year 5+: Carpet is worth $0
If you move out after living there for 5 years, or if the carpet was already old when you moved in, the landlord cannot charge you for replacement, even if it is stained or damaged.
How to Calculate Your Charge
Formula: (Replacement Cost / 5 Years) x Years of Life Remaining = Your Charge
- Example:
- You damaged the carpet in the bedroom.
- The landlord says replacing it costs $1,000.
- The carpet was installed 3 years ago (you lived there 2 years, it was 1 year old when you moved in).
- Useful Life Remaining: 5 - 3 = 2 years.
Calculation: ($1,000 / 5) x 2 = $400
You owe $400, not $1,000. If the landlord keeps the full $1,000, they are illegally charging you for "betterment" (improving their property at your expense).
Stains: Cleaning vs. Replacing
Landlords often try to replace an entire carpet for a few small stains. This is generally not allowed if the stains can be removed by professional cleaning.
Rule of Mitigation: Landlords have a "duty to mitigate" damages. They must try the cheapest effective repair (cleaning/patching) before choosing the most expensive option (replacement).
Frequently Asked Questions
Can the landlord charge for new carpet if I lived there 10 years?
No. After 10 years, the carpet has exceeded its useful life (5 years) twice over. Its book value is $0. Even if you destroyed it, they cannot charge you for replacement because they lost an asset with zero value.
What if the lease says I must pay for carpet replacement?
A lease clause cannot override state law or fundamental principles of unjust enrichment. You cannot be forced to buy your landlord a new asset to replace an old, depreciated one. Such clauses are often unenforceable in court.
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