To get your full deposit back, return the property in the condition recorded at check-in, allowing for fair wear and tear, and be ready to prove it with dated photos, receipts and the inventory. This guide covers what landlords can and can’t charge for, how deposit protection works in each part of the UK in 2026, and how to challenge unfair deductions.
Key takeaways
- Your check-in inventory is the benchmark. Compare against it, not against “perfect”.
- Landlords can deduct for damage and cleaning beyond fair wear and tear, but not for normal ageing.
- In England, a landlord can’t make you pay for a professional clean, but can deduct the reasonable cost if you leave the property dirtier than at check-in.
- Deposit protection rules still apply after the Renters’ Rights Act changes of 1 May 2026.
- Dated photos, receipts and a cleaning invoice are your best evidence.
- Every approved deposit scheme offers free dispute resolution.
How does deposit protection work in each UK nation?
| Nation | What the landlord must do |
|---|---|
| England | Protect the deposit in a government-approved scheme within 30 days of receiving it and give you the prescribed information. Return it within 10 days of you both agreeing the amount. Deposits are capped at five weeks’ rent where annual rent is under £50,000. |
| Wales | Protect the deposit in an authorised scheme within 30 days of receiving it and give you the required information (Renting Homes (Wales) Act 2016). |
| Scotland | Lodge the deposit with one of three approved schemes within 30 working days of the tenancy starting. Deposits can’t be more than two months’ rent. |
| Northern Ireland | Protect the deposit in an approved scheme within 28 days of receiving it. Deposits can’t be more than one month’s rent. |
In England, assured periodic tenancies replaced assured shorthold tenancies on 1 May 2026 under the Renters’ Rights Act 2025, and the government’s deposit protection rules carry on applying to them. If you’re not sure where your deposit is held, ask your landlord or agent for the scheme name and your deposit ID. In Scotland, mygov.scot has the local detail; in Northern Ireland, see nidirect’s tenancy deposit guidance.
What can landlords deduct for?
- Cleaning needed to return the property to its check-in standard
- Damage beyond fair wear and tear, such as burns, stains and broken fittings
- Missing items listed on the inventory
- Unpaid rent or bills, where the tenancy agreement allows
Our guide to the types of damage that are a tenant’s responsibility goes into repairs in more depth.
What counts as fair wear and tear?
Fair wear and tear is the natural deterioration from normal use over time. Examples include lightly worn carpet in walkways, faded paintwork, minor scuffs and loose door handles from everyday use. The longer the tenancy, the more wear is reasonable.
A landlord also can’t charge you the full cost of replacing something old. They should allow for its age and condition at the start. A five-year-old carpet with a new stain doesn’t justify the cost of a brand-new carpet.
| Usually fair wear and tear | Usually chargeable |
|---|---|
| Carpet flattened in walkways | Red wine or pet stains |
| Slightly faded curtains | Curtains torn or missing |
| Small scuffs on walls | Large marks, crayon or holes from fixings |
| Light limescale after years of use | Thick limescale and mould left untreated |
| Worn kitchen worktop finish | Burns and knife cuts in the worktop |
Can a landlord charge for professional cleaning?
In England, the Tenant Fees Act 2019 guidance for tenants states that a landlord or agent cannot require you to pay for a professional clean when you check out. You can clean the property yourself. If you leave it less clean than at check-in, though, the landlord can claim the reasonable cost of cleaning it back to that standard from your deposit.
Wales has a similar ban on most letting fees under the Renting Homes (Fees etc.) (Wales) Act 2019. In Scotland, charging premiums such as admin or key fees is unlawful, and mygov.scot confirms the deposit can cover cleaning where the property isn’t left in a reasonable condition. In Northern Ireland, the same check-in versus check-out principle applies.
A professional end of tenancy clean is simply the most reliable way to meet the standard, and the invoice is useful evidence. Our end of tenancy cleaning cost guide shows what it typically costs.
Which areas are most likely to cost you?
- Ovens and hobs: carbon and grease build-up
- Bathroom limescale and mould: screens, taps, grout and sealant
- Carpets: stains and ground-in dirt, especially with pets
- Kitchen cupboards and extractor filters: grease
- Interior windows and sills: condensation marks and dust
- Walls: marks, and holes from fixings
In our own records, half of all move-out cleans include carpet cleaning, about one in five include an oven clean and 92% of itemised jobs include interior windows, which reflects how often these areas come up at check-out. If mould is the issue, read whether cleaning mould is the tenant’s responsibility.
Step by step: protecting your deposit
- At the start: check the inventory carefully and report anything missing or wrong within the deadline given, with photos.
- During the tenancy: report repairs in writing, ventilate to reduce condensation and deal with small problems early.
- Before you leave: repair any damage you caused and clean to the check-in standard, using a room-by-room end of tenancy checklist.
- On the last day: take dated photos and video of every room, and meter readings.
- After you leave: give your forwarding address in writing and ask for any deductions to be itemised.
How do you dispute a deduction?
- Ask the landlord or agent for an itemised list with evidence, such as the check-out report, photos and quotes or invoices.
- Reply in writing with your own evidence, pointing to fair wear and tear and the check-in report.
- If you can’t agree, raise a dispute with the deposit scheme. Their adjudication service is free and impartial, and it decides on the evidence both sides provide.
Only the disputed amount should be held back. Any part you agree on should be returned. Schemes set time limits for raising a dispute, so don’t wait: check your scheme’s rules as soon as you receive the proposed deductions.
If your landlord didn’t protect the deposit at all, you may be able to claim compensation through the courts. Shelter, Citizens Advice, Shelter Cymru and Housing Rights in Northern Ireland can advise.
Frequently asked questions
How long does the landlord have to return my deposit?
In England, within 10 days of you and the landlord agreeing the amount. If there’s a dispute, the scheme holds the disputed sum until it’s resolved.
Can I be charged for cleaning if the property wasn’t clean when I moved in?
You should only have to return it to the standard recorded at check-in. That’s why the inventory matters.
Has the Renters’ Rights Act changed deposits in England?
The core rules are the same: protection within 30 days, the prescribed information and free dispute resolution. What changed on 1 May 2026 is the tenancy type, with assured periodic tenancies replacing assured shorthold tenancies.
Is a cleaning invoice useful evidence?
Yes. A dated invoice showing what was cleaned supports your case, alongside your own photos.
What if the agent flags something after a professional clean?
If we did the clean, report it within 72 hours and we’ll re-clean those areas at no cost under our 72-hour re-clean guarantee.
Moving out soon? Book a fixed-price end of tenancy clean with DBS-checked cleaners, find teams in your area, or get a free quote.
This guide gives general information, not legal advice. For your specific situation, contact your deposit scheme, Shelter, Citizens Advice or a housing adviser.