Damage Repair Allowance Calculator

Build the line-item budget for fixing tenant-caused damage at turnover. Wall patches, door replacements, broken blinds, appliance repair, fixture replacement, carpet patches, and rekey — plus contingency. Checks coverage against the deposit on hand.

Wall patch & repaint (rooms)

Rooms beyond ordinary wear

Wall repair $/room

Doors damaged

Door replace+install each

Blinds/shades to replace

Blinds each

Appliance repair / replace

Carpet patch/spot replace

Light/plumbing fixtures

Rekey + lost key replacement

Other repairs

Contingency %

Security deposit available

To check coverage

Total repair allowance

$358

Subtotal (line items)

$325

Contingency reserve

$33

Covered by deposit

$358

Shortfall vs deposit

Deposit remaining for refund

$1,843

How the math works

A damage repair allowance is the line-item budget for fixing tenant-caused damage at turnover. Common items: wall patch + paint where holes exceed ordinary wear, door replacement where slammed or punctured, broken or missing window blinds, fixture damage, carpet patches, and rekeying. A 10-15% contingency covers items found behind furniture or mid-job surprises.

Itemize every charge with photos, receipts, and a short narrative. If the deposit covers the bill, the difference is refunded with the itemization. If repairs exceed the deposit, most states allow you to bill the tenant for the shortfall and refer to small claims if unpaid. Document chain of custody — pre-move-in photos paired with post-move-out photos are dispositive in court.

How to Use

Enter the count and per-room cost of wall patch + paint.
Add doors, blinds, and miscellaneous fixtures damaged.
Enter appliance repair, carpet patch, and rekey costs.
Set a contingency percent (10-15% is standard).
Enter the security deposit you're holding to test coverage.
Read total repair, deposit coverage, and any shortfall.

Frequently Asked Questions

What counts as tenant damage vs ordinary wear?

Tenant damage is anything beyond what normal occupancy causes: holes larger than picture nails, pet stains and odor, burns, broken fixtures, missing or modified hardware, smoke residue, and graffiti. Ordinary wear: faded paint, foot-traffic carpet wear, minor scuffs, and one or two small nail holes per room.

Can I charge for full repaint after one tenant?

Generally no for a tenancy under 2 years, unless the tenant caused the need. Paint has a 2-3 year wear life in most jurisdictions. Tenant-caused color changes, deep stains, or large patched holes can be charged at full cost regardless of stay length.

Should I use my own labor or a contractor?

Itemized contractor invoices are the strongest evidence in deposit disputes. If you do work yourself, document hours and a reasonable hourly rate (most states allow $25-$50/hr handyman rate) plus material receipts. Charging a flat 'damage fee' without itemization is the leading cause of failed deposit claims.

What's a good contingency?

10% for surface damage in a unit you've inspected fully. 15-20% if you haven't seen behind furniture, in cabinets, or under area rugs. Pet households typically run higher contingency due to under-cabinet and base-trim damage that surfaces during make-ready.