Carpet Cleaning Charge?
You Likely Win.
Most carpet cleaning charges in Texas are illegal — or at least overcharged. Landlords routinely ignore depreciation and normal wear-and-tear law. This page explains exactly where you stand.
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Carpet Depreciation Calculator
IRS 5-Year StandardSee the maximum your landlord can legally charge.
Depreciation
60%
3 yr × 20% per year
Max Legal Charge
$800
40% of original cost
Potential Overcharge
$700
Landlord charged $1500, max legal is $800
With bad-faith penalty
up to $2200
3× + $100 (§ 92.109)
This calculator uses the IRS 5-year straight-line depreciation standard for residential carpet. Results are estimates for informational purposes only. Actual recoverable amounts depend on the specific facts of your case and court determination.
Texas Property Code
The Three Statutes That Protect You
Texas law is specific about carpet charges. Here's the legal foundation — in plain English.
Normal Wear and Tear Defined
"Deterioration that results from the intended use of a dwelling" — including foot traffic, age, and ordinary use. Excludes negligence, carelessness, accident, or abuse.
Plain English:
Foot traffic wears carpet down. That's its job. Landlord cannot charge for it.
Deductions Must Be for Tenant-Caused Damage
Landlord may only deduct for damages the tenant caused beyond normal wear. Cannot charge for normal wear. Deductions must be itemized in writing within 30 days.
Plain English:
No itemized list by day 30 = landlord likely forfeited the right to withhold anything.
Burden of Proof on Landlord
Landlord bears the burden to prove the deduction is reasonable. Wrongful withholding in bad faith = $100 + 3× the withheld amount + reasonable attorney's fees.
Plain English:
They have to prove it. If they can't — and acted in bad faith — you can recover triple.
See how these statutes apply to your specific situation.
The free audit analyzes your case against Texas law — no account required.
The Game-Changer
Carpet Depreciation: Why Most Landlords Overcharge
Even if your landlord has a legitimate damage claim, they cannot charge full replacement cost. Carpet depreciates — and most landlords ignore this entirely.
IRS 5-Year Useful Life Standard
Carpet Value Over Time (20% per year)
Based on $2,000 new carpet
Worked Example
Why Most Landlords Overcharge
Landlords routinely charge full replacement cost — ignoring depreciation entirely. This is the single most common reason carpet charges are legally excessive, even when some damage actually occurred.
After 5 years, carpet is fully depreciated under the IRS standard. The landlord's cost to replace it is their business expense, not yours.
The Key Distinction
Normal Wear vs. Chargeable Damage
The line between wear and damage determines whether your landlord's charge is legal. Here's how Texas courts typically draw it.
NOT Chargeable
Normal wear and tear — § 92.001(4)
Potentially Chargeable
Damage beyond normal use — but still subject to depreciation
Even chargeable damage must be depreciated. If the carpet was 3 years old and your pet damaged it, the landlord can charge for the repair — but only the depreciated value, not full replacement cost. The "chargeable" column does not mean the landlord can charge whatever they want.
Real-World Examples
Three Scenarios — Where Do You Fit?
These scenarios reflect the most common carpet dispute situations. Find yours.
Renter Wins Outright
Situation
3-year tenant, no pets, good care. Carpet shows wear from foot traffic. Landlord charges $1,200 for replacement.
Legal Analysis
Normal wear from intended use = not chargeable under § 92.001(4). Carpet is also 60% depreciated. Tenant should win outright — no legitimate charge exists.
Potential recovery: $1,200 + possibly up to $3,700 (3× + $100) if bad faith is found.
Renter Likely Wins on Overcharge
Situation
2-year tenant, 2 dogs. Visible stains and odor. Landlord charges $1,500 for full replacement.
Legal Analysis
Pet damage is chargeable. But carpet is 40% depreciated (2 × 20%). Max legal charge: ~$900 (60% of $1,500). Landlord overcharged by ~$600.
Potential recovery: ~$600 overcharge + possibly up to $1,900 (3× + $100) if bad faith is found.
Landlord Has a Point
Situation
1-year tenant. Large burns, rips, and stains clearly beyond ordinary use. Landlord charges $800 on a $2,000 carpet.
Legal Analysis
Damage beyond normal wear = chargeable. Carpet is only 20% depreciated (1 year). Max legal charge: $1,600. Landlord charged $800 — within range. This charge is likely defensible.
Even here, run the audit. If the landlord failed to itemize within 30 days, you may still have a claim regardless of the damage.
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The free audit analyzes your specific situation — tenancy length, damage type, itemization status — and tells you exactly where you stand.
Honest Assessment
When You Have the Advantage
An honest look at the factors that strengthen or weaken your position.
Factors in Your Favor
Lived there 3+ years
Carpet is 60%+ depreciated — charge must be reduced significantly
Charge is full replacement cost
Ignores depreciation entirely — almost always an overcharge
No itemized list provided within 30 days
Landlord likely forfeited the right to withhold anything
Charge seems excessive vs. actual damage
Burden of proof is on the landlord to justify the amount
Carpet was already worn before you moved in
Move-in photos or inspection reports are powerful evidence
Factors Against You
Severe damage within first 1–2 years
Less depreciation means more of the charge may be defensible
Clear evidence of negligence
Pet urine, burns, or stains that you caused beyond ordinary use
Landlord has itemized receipts
Professional cleaner or replacement invoice with line items
Charge is proportional to damage
Partial replacement or spot treatment rather than full carpet
Carpet was brand new at move-in
Still subject to depreciation, but landlord's position is stronger
Even if some factors favor the landlord: always check whether they provided an itemized list within 30 days. Failure to itemize is a separate violation that can override the underlying damage question entirely.
FAQ
Frequently Asked Questions
The exact questions renters ask about carpet cleaning charges in Texas.
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Related Disputes
What to do next
Three steps to get your money back.
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DepositRights provides legal information and self-help tools, not legal advice. We are not a law firm. Results depend on the specific facts of your case and the court's determination.
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Primary Statutes