What landlords can legally deduct from a tenancy deposit in the UK
1. Unpaid rent
If the tenant leaves without paying rent owed, the landlord can deduct the outstanding amount from the deposit. Keep a clear record of all rent payments and any arrears.
2. Damage beyond fair wear and tear
This is the most common area of dispute. Damage that exceeds fair wear and tear is deductible — but fair wear and tear itself is not.
Fair wear and tear (not deductible):
- Minor scuffs and marks on walls from normal use
- Faded paintwork or curtains from sunlight exposure
- Minor flattening of carpets in high-traffic areas
Damage beyond fair wear and tear (deductible):
- Holes in walls from carelessly hung pictures
- Stained or badly damaged carpets due to misuse or accidents
- Broken fixtures, fittings, or appliances due to misuse or negligence
3. Cleaning costs
If the tenant leaves the property in an unreasonably dirty state, the landlord can deduct reasonable professional cleaning costs. Evidence of the property’s condition at check-in and check-out is essential.
4. Other deductible items
- Outstanding bills: Utility bills or council tax left unpaid if they were the tenant’s responsibility
- Missing items: Items listed in the inventory report that are missing at the end of the tenancy
- Garden maintenance: Where the tenancy agreement specifies maintenance responsibilities not met
- Unauthorised alterations: The cost to restore the property if the tenant has made alterations without permission
The evidence landlords must have to make deductions
Every deduction from a tenancy deposit must be supported by written evidence. Without it, a claim is unlikely to succeed if disputed at the Deposit Resolution Service.
The minimum evidence package every landlord should have:
- A detailed inventory report completed and signed at check-in
- Timestamped photographs taken at both check-in and check-out
- Written contractor quotes or invoices for any cleaning or repair costs claimed
- A written record of all rent payments and any arrears
Every deduction from a tenancy deposit must be supported by a signed inventory, timestamped photos, and written quotes or invoices.
Tenancy Deposit Dispute Resolution Service (DRS)
If there is a disagreement over deductions, all government-approved TDP schemes offer a free Dispute Resolution Service (DRS). Independent adjudicators review written evidence only and make binding decisions within 28 days.
The strength of your evidence determines the outcome. A landlord with a signed inventory, check-in and check-out photos, and contractor invoices is in a strong position. A landlord without this evidence is not.
Disclosure: Money Pilot Ltd (FRN: 968705) is an Appointed Representative of Yellow Stone Finance Group Ltd which is authorised and regulated by the Financial Conduct Authority (FRN: 814533). Yellow Stone Finance Group Ltd is a credit broker not a lender. Money Pilot Ltd is Registered in England and Wales No: 13621432.
YOUR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.
