How to get your deposit back in the UK
Most UK tenants are entitled to their full deposit back at the end of a tenancy — but getting there depends on what you do at the start, during, and at the end of your tenancy. This guide walks through the legal basics, the practical steps, and what to do if you and your landlord can't agree.
1. The legal basics
Under the Housing Act 2004, any deposit taken for an assured shorthold tenancy in England or Wales must be protected in a government-backed tenancy deposit scheme within 30 days of the landlord receiving it. The three approved schemes are the Tenancy Deposit Scheme (TDS), the Deposit Protection Service (DPS), and mydeposits.
Within those same 30 days, your landlord or agent must give you the “prescribed information”: which scheme holds your deposit, the amount, the address, and how to raise a dispute. If they don't, you may be entitled to compensation — see our guide on what to do if your landlord didn't protect your deposit.
2. Why move-in evidence is the single most important step
Deposit disputes are decided on evidence. The adjudicator was never in the property and has to compare its condition at move-in and move-out. If the only record is the landlord's check-in inventory, the dispute will be decided largely on their version of events.
Your own move-in record should include:
- Date-stamped photos of every room, including close-ups of any existing marks, scuffs, stains, scratches, or damaged fittings.
- Meter readings for gas, electricity and water on the day you take possession.
- A written list of issues emailed to the landlord or agent within the first 7–14 days, so there is a dated paper trail.
- A signed and annotated copy of the inventory if one was provided. Don't sign a blank or sparse inventory without adding your own notes.
MyTenancyFile is built for exactly this: every photo is timestamped and stored against your tenancy, producing a PDF you can hand to the scheme if you need to.
3. During the tenancy
Report maintenance issues in writing (email is fine) so there is a record. If something breaks through normal use — a worn-out boiler part, a failing appliance — that is the landlord's responsibility, not a deduction at the end. Keep copies of every message.
4. The move-out process, step by step
Step 1 — Clean to the standard you received the property in
The legal test is to return the property in the same condition as the start of the tenancy, allowing for fair wear and tear. If it was professionally cleaned at move-in, aim for a comparable standard. Keep receipts.
Step 2 — Re-document everything
Walk through every room on your last day and take a fresh set of timestamped photos. Take meter readings. This is your move-out evidence and should mirror your move-in set.
Step 3 — Attend the check-out inspection if you can
If the agent or landlord does an inspection, try to be there. Take your own photos alongside theirs and raise any disagreements on the spot, in writing afterwards.
Step 4 — Wait for the deposit return proposal
The landlord or agent will then tell you what (if anything) they want to deduct. They must justify each deduction.
5. Negotiating with the landlord
Most disputes are resolved without going to the scheme. Reply in writing, address each proposed deduction one at a time, and ask for:
- itemised invoices for any work claimed (not just an estimate);
- evidence that the item was new or in better condition at move-in (the inventory and their own check-in photos);
- an apportionment for the item's age and expected lifespan — a five-year-old carpet cannot be charged at full replacement cost.
Many landlords will revise their proposal once they see you have detailed dated evidence and understand the rules around fair wear and tear.
6. If you can't agree — raising a dispute
Each deposit scheme runs a free Alternative Dispute Resolution (ADR) service. You submit your evidence, the landlord submits theirs, and an independent adjudicator decides. Important points:
- ADR is evidence-based. Photos, dates, receipts and written communications carry far more weight than what either party remembers.
- The burden of proof is on the landlord for any deduction they propose.
- The adjudicator's decision is binding on the protected amount. The disputed portion of the deposit is held by the scheme until the decision is made.
- You typically have three months from the end of the tenancy to raise a dispute through the scheme, though exact windows vary — check your scheme's rules.
7. What to do if it still goes wrong
If the scheme's adjudication doesn't resolve things — or if your deposit was never protected — you may need to take the matter to the county court. Free advice is available from Citizens Advice and Shelter.
The single biggest lesson: the deposit you get back at the end is largely decided by the evidence you collected at the beginning. Treat move-in day as a mini-inspection and you'll rarely lose more than the bare minimum.