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Remote work has permanently reshaped how people use their homes –  but rental regulations haven’t caught up.

New insight from Inventory Base shows that furnishings and fixtures in rental properties are wearing out 30% faster than before the pandemic. Yet the rules that define Fair, Wear and Tear remain stuck in a pre-COVID world. The result? Tenants face unfair deductions, and landlords foot higher costs – both operating under outdated standards.

Before the pandemic, just 26.7% of people said they had done any work from home at any point during the previous 12 months. Today, that number has surged to an estimated 41%* of the UK workforce. More time spent at home means greater daily wear on carpets, sofas, walls, and other fittings, and its accelerating depreciation.

Inventory Base has calculated that due to the fact that this increase means people are now spending a lot more time in the home than they ever have before, the additional use of fixtures and furnishings in the home means that their expected average lifespan has reduced by an estimated average of -30%*.

For example, a medium quality carpet in a rental home was once expected to last an average of eight years, but the 30% reduction resulting from the rise of working from home means the same carpet can now only be reasonably expected to last 5.6 years.

The average standard sofa could also once be expected to have a lifespan of eight years, and this has again been reduced to 5.6 years, while the average three-year lifespan of painting and decorating (hallways, landings, stairs, etc) has been cut to 2.1 years.

This increased usage isn’t abuse: it’s reality. But under current rules, tenants are being penalised for “damage” that’s actually normal use. Meanwhile, landlords are absorbing more frequent replacement costs.

Tenants face paying for outdated rules

Inventory Base is now suggesting that this reduction in expected lifespan means that existing Fair, Wear and Tear rules for rented accommodation are no longer fit for purpose, and that tenants face being unfairly charged for ‘damaging’ furnishings when actually they’ve simply used them as they are intended to be used.

What needs to be done?

In a new Whitepaper, Inventory Base has outlined what reform needs to be introduced in order bring Fair Wear and Tear rules in-line with the modern world:

Legislative Updates

Update The Housing Act 1998 to redefine “normal use” in a way that recognises remote work.This aligns with the spirit of proposed reforms under the Renters’ Rights Bill which calls for fairer conditions for tenants and landlords and backed by Angela Rayner who has emphasised “fairer possession grounds”.

Revised Guidelines from Tenancy Deposit Schemes:

Tenancy deposit schemes should adjust depreciation schedules to reflect increased usage in properties where tenants work remotely. This would provide clearer guidelines on what constitutes fair wear and tear in today’s context.

Judicial Interpretation:

Courts should broaden their interpretation of “reasonable use” in tenancy disputes to account for increased use of homes due to remote working.

Clearer Communication and Tenant-Landlord Relations:

A stronger focus on tenant-landlord relations could prevent disputes. For example, promoting better communication between parties on expected wear and tear can lead to more amicable solutions before disputes reach arbitration. Tenants should feel comfortable discussing wear concerns early, and landlords could be more transparent about item lifespans and repair expectations.

But landlords need protection, too

While the Fair, Wear and Tear policy clearly needs updating to protect tenants, it must also be acknowledged that shorter expected lifespans now mean that landlords are facing higher and more frequent furnishing costs to ensure their properties are kept to a reasonable standard.

For example, Inventory Base has estimated that the cost to a landlord for a medium quality carpet with an expected lifespan of eight years came to an average of £138 per year. But with a reduced lifespan of just 5.6 years, this cost is now £196 per year, marking an increase of £59 per year.

While a standard sofa once cost the landlord £63 a year, it now costs £89 a year; an increase of £27. And the annual cost of painting and decorating has increased by £229 a year, rising from £533 to £762.

Siân Hemming-Metcalfe, Operations Director at Inventory Base, comments:

“Over the past few years, I’ve had countless conversations with landlords, inventory clerks, and property managers, all grappling with the same challenge: what exactly constitutes fair, wear and tear in today’s rental market?

With so many of us working from home, the pressure on rental properties has changed.Yet, the guidelines and expectations around wear and tear haven’t kept up. That disconnect is causing confusion, disputes, and unnecessary friction between landlords, tenants and ultimately the property manager and inventory clerks who manage the dispute process.

At Inventory Base, we’re at the heart of these conversations. We see how the smallest details – like defining normal use versus damage – can create massive downstream issues.. These aren’t confined to legal matters; they affect trust, relationships, and people’s livelihoods. Rental regulations need to catch up with reality.  In my experience, when we get the basics right, such as clear guidance, open communication and fair expectations, everything else runs more smoothly.”

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