Rental Deposit Deduction Checker UK 2025 — Know Your Rights as a Tenant
Your landlord can only deduct from your tenancy deposit for genuine damage, unpaid rent, or cleaning costs beyond the property's original condition. Use our checker to assess whether a proposed deduction is likely to be lawful — and what steps to take if you disagree.
Landlords cannot deduct for fair wear and tear. Dispute through your deposit protection scheme's free ADR service. Keep all photographic evidence from check-in and check-out.
What Can a Landlord Legally Deduct From Your Deposit?
Under the Tenancy Deposit Protection legislation (Housing Act 2004 as amended by the Localism Act 2011 and Deregulation Act 2015), landlords in England can only deduct from a tenancy deposit for the following:
- Unpaid rent at the end of the tenancy
- Damage to the property beyond fair wear and tear — e.g. broken fixtures, pet damage, burns, large holes in walls
- Cleaning costs if the property was not left in a clean condition matching its state at the start of the tenancy
- Missing items from the check-in inventory
- Unpaid utility bills that the tenant was responsible for under the tenancy agreement
What Is Fair Wear and Tear?
Fair wear and tear is the reasonable, gradual deterioration of a property and its contents through normal everyday use. Your landlord cannot deduct for fair wear and tear. Examples include:
- Small scuffs and minor marks on walls from normal use
- Worn carpet in high-traffic areas like hallways and living rooms
- Faded curtains or paint from sunlight exposure
- Loose door handles or hinges from general use
- Minor staining on mattresses from normal use
What Is NOT Fair Wear and Tear?
Landlords can deduct for actual damage beyond normal use, including:
- Large holes in walls, broken plaster, or graffiti
- Stains on carpets or furniture from spillage
- Cigarette burns on carpets, furniture, or surfaces
- Pet damage — scratches, urine staining, chewed fixtures
- Broken furniture, doors, or windows
- Property left in an excessively dirty or neglected state
Deposit Protection — Your Legal Rights
In England, landlords must protect your deposit in one of three government-approved schemes within 30 days of receiving it:
- MyDeposits (mydeposits.co.uk)
- Deposit Protection Service (DPS) (depositprotection.com)
- Tenancy Deposit Scheme (TDS) (tenancydepositscheme.com)
Your landlord must also give you the "Prescribed Information" about where your deposit is held within 30 days. Failure to protect the deposit means you can claim a penalty of 1 to 3 times the deposit amount in court, plus full return of the deposit.
How to Dispute a Deposit Deduction
- Request a breakdown — Ask your landlord in writing for an itemised list of all proposed deductions with invoices or quotes.
- Gather evidence — Collect your check-in report, check-out report, photographs, and any relevant emails or messages.
- Negotiate — Respond in writing, disputing any unlawful deductions and providing your evidence.
- ADR dispute — If unresolved, raise a formal dispute with your deposit protection scheme. All three schemes offer a free Alternative Dispute Resolution (ADR) service with an independent adjudicator.
- Court claim — As a last resort, claim in the County Court (small claims track for amounts under £10,000). ADR is usually faster and free.