What Can a Landlord Deduct From a Deposit? (UK Guide)
Your deposit is your money, held as security. A landlord can only keep part of it if there's a valid reason and evidence.
What a landlord can usually deduct
- Unpaid rent
- Damage beyond fair wear and tear, such as burns, broken fittings or large stains
- Cleaning, if the property is left less clean than at the start
- Missing items listed on the inventory
- Other costs your tenancy agreement allows and the law permits
What a landlord can't deduct
- Fair wear and tear – normal ageing from everyday use (see our 25 examples)
- Improvements – they can't charge you for a better carpet than the one you had
- The full cost of new for old – old items only have part of their value left
- Banned fees – in England, the Tenant Fees Act 2019 bans most fees, such as charges for check-out or "admin"
How much is fair?
Adjudicators look at the item's age, quality, expected lifespan and how long you lived there. A 9-year-old carpet with a 10-year lifespan has little value left, so a large deduction is unlikely to be fair. Estimate it with our free Deposit Deduction Calculator.
Deposit caps in England
For most tenancies in England, the deposit is capped at 5 weeks' rent when the annual rent is under £50,000, and 6 weeks' rent when it's £50,000 or more.
If you disagree
- Ask your landlord in writing for an itemised list of deductions with evidence.
- Reply with your own evidence: your check-in photos and inventory.
- If you still can't agree, use your deposit scheme's free dispute service. An independent adjudicator decides, using evidence from both sides.
Need a letter? Our Deposit Return Letter Builder writes it for you. Need evidence? Move-In Shield creates dated before-and-after photo reports.
Questions
*General information, not legal advice.*
How long does a landlord have to return a deposit?
In England and Wales, once you and your landlord agree the amount, the deposit should be returned within 10 days.
Can a landlord keep my deposit for professional cleaning?
Only if the property was professionally clean at the start and you left it less clean. A blanket "professional clean" charge is generally not allowed in England.
What if my deposit was never protected?
In England and Wales, a landlord who doesn't protect a deposit within 30 days can be ordered to pay you 1 to 3 times the deposit. Get advice from Shelter or Citizens Advice.
This guide is general information, not legal, tax or immigration advice. Always check the official GOV.UK guidance before you act.