How to get your deposit back

Most deposit problems are avoided by what you do on the first day, not the last.

The rules in England

• How much: at most 5 weeks’ rent, or 6 weeks’ if the yearly rent is £50,000 or more. A holding deposit to reserve a home is limited to 1 week’s rent.
• It must be protected: your landlord or agent must put your deposit in a government-approved scheme within 30 days of getting it, and give you the scheme’s details in writing. The schemes are the Deposit Protection Service (DPS), mydeposits and the Tenancy Deposit Scheme (TDS).
• You can check: each scheme’s website lets you look up whether your deposit is protected.
• If it isn’t protected, you can take your landlord to court. The court can order them to repay your deposit and pay you compensation of up to 3 times the deposit.

On move-in day

• Get an inventory, or make your own, covering every room, wall and appliance.
• Take dated photos and videos, including close-ups of any marks, stains or damage.
• Email them to the landlord or agent in the first week, so there’s a dated record they received them.
• Report anything broken in writing straight away.

During the tenancy

• Report repairs in writing (email or the agent’s app) and keep copies.
• Ask first before putting up shelves, painting or changing locks.

On move-out day

• Clean properly. Cleaning is the most common reason for deductions. If the home was professionally cleaned when you moved in, check what your agreement says.
• Take the same photos again, from the same angles as on move-in day.
• Return all the keys and get written confirmation.
• Give a forwarding address.

If they want to keep some of it

• Normal wear and tear isn’t your cost. A landlord can’t charge you for the natural ageing of carpets, paint and furniture.
• Ask for the reasons and the evidence in writing: photos, quotes and receipts.
• Use the scheme’s free dispute service if you can’t agree. The money stays protected until it’s sorted out, and an independent adjudicator looks at both sides’ evidence. This is where your photos matter.
• Once you both agree an amount, it must be returned within 10 days.

Scotland, Wales and Northern Ireland

• Scotland: a deposit can be at most 2 months’ rent, and must be lodged with SafeDeposits Scotland, mydeposits Scotland or Letting Protection Service Scotland within 30 working days of the tenancy starting. If it isn’t, you can apply to the First-tier Tribunal for Scotland.
• Wales uses the same three schemes as England, but some rules differ. Northern Ireland has its own schemes. Check the rules where you rent.

This guide is general information, not legal advice. Last checked: 28 October 2026.