How much deposit a landlord can charge
A tenancy deposit is capped at a maximum of 5 weeks’ rent (if your annual rent is under £50,000).
The deposit covers costs if there is property damage beyond normal wear and tear, or unpaid rent when you move out.
Deposit protection rules
If you pay a deposit, your landlord or letting agent must:
Protect your deposit in a government-approved tenancy deposit scheme within 30 days of receiving it
Give you written confirmation (known as ‘prescribed information’) explaining which scheme holds your deposit and how to get it back
If your landlord fails to protect your deposit properly, any eviction notice they serve may not be valid, and a court can order them to pay you up to 3 times the deposit amount in compensation.
Approved deposit protection schemes
Your landlord must use one of three government-approved schemes in England:
- Check your deposit on the Deposit Protection Service (DPS)
- Check your deposit on mydeposits
- Check your deposit on the Tenancy Deposit Scheme (TDS)
You can check these websites using your tenancy details to confirm if your money is protected.
Inventories
An inventory is a written record of the condition of your home, including furniture and fittings, when you move in. It acts as an agreed baseline to prevent unfair deductions from your deposit when you move out.
Steps to protect your deposit
- Check the details before signing: Walk through the property using the inventory. Note any existing marks, stains, or damage, and ask your landlord or agent to update the document before you both sign and date it.
- Take dated photos or videos: Photograph every room when you move in and again when you move out. Focus on appliances, carpets, walls, meters, and any existing damage.
- Keep your records safe: Save your signed inventory, check-in photos, and any repair request emails so you have clear evidence if there is a dispute later.
- Keep rent receipts: Save bank statements or written receipts for every payment to prove your rent account is up to date.
When a landlord can claim deposit deductions
Your landlord cannot deduct money from your deposit for normal wear and tear (the gradual ageing of paint, carpets, or fixtures from ordinary everyday use).
To make a deduction when you leave, your landlord must prove:
- Damage caused during your tenancy
- Unpaid rent or utility bills
- Cleaning costs, if the home was left in a worse condition than shown on the check-in inventory
If your landlord has not protected your deposit
If your landlord did not protect your deposit within 30 days of receiving it, or did not give you written details of the scheme:
- Your landlord may not be able to evict you: Any eviction notice they serve may not be legally valid.
- You can claim compensation: You can apply to the county court. A judge can order your landlord to pay you between 1 and 3 times the deposit amount.
You can check how to apply for deposit compensation on Shelter.
Getting your deposit back at the end of your tenancy
When your tenancy ends, you and your landlord should discuss and agree on any deductions.
Once you both agree on the final amount, your money should be paid back to you within 10 days.
If you and your landlord disagree on deductions
Do not agree to deductions you think are unfair. You can use the free, independent dispute resolution service provided by the scheme protecting your deposit:
- Raise a deposit dispute with the Deposit Protection Service (DPS)
- Raise a deposit dispute with mydeposits
- Raise a deposit dispute with the Tenancy Deposit Scheme (TDS)
The scheme will hold the disputed money and ask both you and your landlord to submit evidence, such as check-in and check-out inventories, photos, and receipts. An independent adjudicator will then decide how much money should be returned.
Any money that is not in dispute must be paid back to you straight away.