Loading...
Work out how much deposit to return after deductions for damage, cleaning, unpaid rent, and other costs. Get a clear, itemised breakdown you can share with the tenant and deposit scheme.
Deductions
When a tenancy ends, you must return the deposit (or the agreed balance after deductions) within 10 days of both parties agreeing how much should be returned. If you and the tenant cannot agree, the dispute goes to the Alternative Dispute Resolution (ADR) service provided by your deposit protection scheme.
You can only make deductions for costs that are clearly justified and supported by evidence. Common reasons for deductions include damage beyond fair wear and tear, professional cleaning required to restore the property to its condition at the start of the tenancy, unpaid rent, missing items listed in the inventory, and garden maintenance where the tenant was responsible.
You cannot deduct for fair wear and tear. This includes things like minor scuff marks on walls, slight carpet wear in high-traffic areas, and faded curtains from sunlight. Damage caused by negligence or misuse — such as large stains, holes in walls, or broken fixtures — is not fair wear and tear and can be deducted.
To support deductions through ADR, you will need a check-in inventory with dated photographs, a check-out report comparing the property's condition, and invoices or quotes for repair work. Without evidence, the ADR adjudicator is unlikely to award the deduction in your favour. Taking a thorough inventory at the start of the tenancy is essential.
If the tenant disputes your proposed deductions, either party can refer the matter to the ADR service provided by the deposit protection scheme (DPS, MyDeposits, or TDS). The adjudicator reviews the evidence from both sides and makes a binding decision on how the deposit should be split. The entire process is typically completed within 28 days of all evidence being submitted.
This calculator is for guidance only and does not constitute legal advice. Always check the latest legislation at www.gov.uk.