Wear & tear or damage??

[suejohns]

Hi
On the same theme as my previous post re cleaning .... a family has just moved out of our property & left a few things in a mess!

The carpet in one of the bedrooms has a HUGE number of very bad stains on it. I have attacked them with carpet cleaner etc, but I think it is a lost cause!
When does wear & tear become damage?
To my mind this is not just W&T, it is careless behaviour that has not been addressed as it happened

They have also had a dog in the kitchen, which has obviously jumped up on the table in one area, as all the edge has been clawed. Same on the bottom of the table & on the leg of one of the stools that was in there.

I appreciate that we have to allow for some W&T etc .... but can we retain some of the deposit for this stuff?
How do we go about valuing the amount for this - I assume we cannot charge them the full replacement value?

Many thanks in advance