Wear and Tear vs Damage in Malaysia: What Landlords Can Actually Deduct (2026)
Wear and tear in Malaysia means visible deterioration from normal use, assessed from 2 metres distance. If a mark or defect is not visible from 2 metres away, it is not claimable damage under your rental protection plan. This guide covers what you can actually deduct from a tenant’s deposit, what you cannot, and the most common landlord mistakes that cost you money in disputes.
Based on 1,200+ Homerunner end-of-tenancy inspections annually, SPEEDHOME has built a clear framework for what counts as legitimate damage claims versus normal wear and tear.
The 2-Metre Eye Test
If you cannot see a mark or defect from 2 metres away, it is fair wear and tear—not claimable damage. This is the fundamental principle that SPEEDHOME’s Homerunner inspectors use on every end-of-tenancy assessment.
What’s Claimable vs Not Claimable
Think of your rental protection plan like car insurance. It covers accidental damage and unexpected failures, not routine maintenance or age-related wear.
| Item | Claimable? | Claim Type |
|---|---|---|
| Dirty kitchen / greasy rangehood | Yes | Inconvenience Benefit (cleaning) |
| AC chemical wash needed | No | Maintenance (landlord cost) |
| AC not cooling (no visible damage) | No | Mechanical failure / warranty |
| Torn sofa armrest | Yes (repair cost) | Household Content |
| Broken wall-mounted cabinet door | Yes | Inconvenience Benefit |
| Yellowing paint (3+ year tenancy) | No | Wear and tear |
| Hole in wall from picture hook | Yes | Inconvenience Benefit |
| Stolen appliance | Yes (depreciated) | Theft (police report required) |
Depreciation Applies to Everything
Depreciation is non-negotiable. If your tenant breaks a 5-year-old refrigerator, you are compensated at market value of a 5-year-old fridge, not the cost of a new one. A 10-year-old washing machine that fails has near-zero claim value. Homerunner estimates depreciation at approximately 80% accuracy—final insurer assessments may vary.
The Six Most Common Landlord Mistakes
- Claiming AC chemical wash as damage — it’s maintenance
- Demanding new-for-old replacement — depreciation applies
- Claiming yellowing walls on long tenancies — it’s wear and tear
- Conflating cleanliness with damage — use Inconvenience Benefit instead
- Missing move-in inventory and photos — no photos, no claim
- Not documenting move-out before repair — photograph everything first
How to Build an Unbeatable Damage Claim
- Photograph every room at move-in with date stamps
- Apply the 2-metre rule at move-out — only claim what’s visible at normal distance
- Photograph damage before any cleaning or repair
- Separate damage / cleanliness / maintenance into three lists
- Get contractor quotes itemising labour and materials separately
When to Use SPEEDHOME’s Homerunner Inspection Service
Homerunner provides a professional, independent inspection report at move-out — documenting condition against the 2-metre framework, categorising damage correctly, and providing a detailed repair estimate. Based on 1,200+ inspections/year, the report typically costs RM200–400 and is recovered from one successful claim approval.
After settlement, use SPEEDFIX to restore your unit efficiently with vetted contractors who understand the wear and tear framework. Get your repair plan from SPEEDFIX today.
FAQ’s
Can a landlord deduct deposit for dirty walls in Malaysia?
Not as damage. Dirty walls are a cleanliness issue claimable under Inconvenience Benefit (cleaning restoration), not damage.
Who pays for AC servicing when the tenant moves out?
The landlord pays for routine servicing. If the AC needs a chemical wash, that is maintenance. If the tenant broke it (visible damage), that is claimable.
Can I claim full replacement cost if the tenant breaks a 5-year-old appliance?
No. Depreciation applies — claim is at the current market value of a 5-year-old unit, typically 60–80% less than new.
What proof do I need?
Move-in and move-out photos (dated), third-party inspection report, and repair quotes or invoices itemising labour and materials.
