Deposit deductions: what you can claim and how to prove it
At the end of a tenancy, the deposit conversation is where most disputes are born. The rules are settled: deductions must reflect actual loss, be evidenced, and survive the scrutiny of a scheme adjudicator deciding on documents alone.
What can be deducted
- Damage beyond fair wear and tear: the broken door, the burn in the worktop, the wall that needs repainting because of damage rather than time.
- Cleaning: only to return the property to the cleanliness at check-in, evidenced by the inventory. Charging for a professional clean regardless of condition is not allowed.
- Rent arrears outstanding at the end of the tenancy.
- Missing items against the inventory, at reasonable replacement value.
What cannot
Fair wear and tear: carpets flatten, paint scuffs, sealant ages. Betterment is the other trap: an adjudicator will not fund a brand-new carpet for one damaged five years into its life; apportionment by age and lifespan is the standard approach.
Evidence decides everything
A signed check-in inventory with dated photos, a matching check-out report, invoices or quotes for every figure claimed. Most adjudications are lost by landlords for one reason: no usable inventory. The deposit protection guide covers the scheme mechanics and the 10-day return expectation.
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Start my agreement →Frequently asked questions
Can a landlord charge for repainting?
Only for damage beyond fair wear and tear, and with apportionment for the age of the decoration. Ordinary scuffing after a multi-year tenancy is wear, not damage.
What happens if the tenant disputes a deduction?
The disputed amount stays protected and the scheme's free adjudication decides on the evidence. The landlord carries the burden of proving the loss.