What Can Landlords Legally Deduct From Your Deposit?
Your deposit is your money. A landlord can only keep any of it if they can prove you owe it — and the deduction is fair, reasonable, and backed up by evidence.
This is the bit most tenants don't realise: deposit deductions aren't based on what a landlord wants to charge. They're based on what they can justify.
Deposit schemes and adjudicators generally look for three things:
A clear obligation
Something you agreed to in the tenancy agreement
Evidence of breach
Inventory, photos, check-out report, emails
A reasonable cost
Invoices/quotes, and a deduction that doesn't leave the landlord better off
If any of those pieces are missing, the deduction often falls apart in a dispute. That's why knowing the "allowed" categories isn't enough — you also need to understand what counts as reasonable and what landlords commonly try to claim that doesn't stand up.
The Ground Rules
These four principles decide almost every deposit dispute. Understand them and you'll know more than most landlords do.
Deductions must be for a real loss — not a punishment
A deposit isn't a fine. It's security for specific losses connected to the tenancy — for example: unpaid rent, damage, or cleaning needed to restore the original standard. A landlord can't use it to penalise you for anything else.
Landlords can't charge you for fair wear and tear
Wear and tear is the natural ageing of a home from everyday living. Adjudicators must allow for it — and landlords cannot deduct for it. Carpets flatten, paint fades, surfaces develop minor marks. That's life, not damage.
Landlords can't use your deposit to upgrade the property (betterment)
If a landlord replaces an old item with a brand new one at your expense, they'd be better off than at the start — and that's not allowed. In practice, deductions are apportioned based on the item's age and remaining lifespan.
Without an inventory, claims get shaky
The check-in inventory is the "before" photo that anchors everything. If the landlord can't show the property's original condition clearly, it becomes very hard to prove you caused anything beyond wear and tear. Deposit schemes rely heavily on this evidence.
Betterment Calculator
See how much a landlord can actually deduct when replacing a damaged item, accounting for its age and remaining lifespan.
£250
50% of replacement£250
50% (wear allowance)5 yrs
of 10 yr lifespanWhat Landlords Can Legally Deduct
These are the legitimate categories. Tap each one to see what makes a deduction valid and where landlords commonly overstep.
Unpaid Rent
The most straightforward deductionIf rent is owed when the tenancy ends, the deposit can be used to cover it. This is the cleanest and most common lawful deduction.
What makes it valid
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A rent schedule or statement showing what's due and what's been paid
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The tenancy end date and whether rent was owed up to that date
What tenants miss
If you moved out early without a formal surrender agreement, landlords sometimes claim rent until the end of a fixed term. Whether that's enforceable depends on the contract — but they still need to show a real rent liability and calculations, not a guess.
Damage Beyond Fair Wear and Tear
Must be evidenced and apportionedA landlord can deduct for damage you (or your guests) caused that goes beyond normal use.
Typical valid examples
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Broken fixtures (not just loose or aged fittings)
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Burns or stains on carpets beyond normal wear
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Cracked tiles from impact
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Missing or broken furniture listed in the inventory
What "reasonable" looks like
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Repair rather than replacement where appropriate
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If replacement is needed: an allowance for age/condition to avoid betterment
Missing Items
Only items recorded in the inventoryIf the inventory lists items that are missing at check-out, the landlord can claim for them.
What decides the amount
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Age and original condition matter — betterment and apportionment apply
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The landlord must show evidence of the original item and a reasonable like-for-like replacement cost
Cleaning (to Restore the Check-In Standard)
This is the biggest area of disputeA landlord can deduct for cleaning if the property is not returned to the same level of cleanliness recorded at check-in. In England, landlords and agents generally cannot require you to pay for professional cleaning as a fixed fee — but they can claim reasonable cleaning costs from the deposit if the property is left dirtier than it was.
What a valid cleaning deduction includes
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Check-in inventory saying the property was "clean" or "professionally cleaned"
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Check-out evidence showing specific areas not to that standard
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An invoice or quote that matches the issue — not an inflated full-house deep clean if only the oven was a problem
Garden and Outdoor Areas
Only if you agreed to maintain themIf your tenancy agreement makes you responsible for garden maintenance and the garden is returned in worse condition than at check-in, deductions can be valid.
Valid examples
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Overgrown lawn/hedges where the inventory shows it was maintained at the start
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Rubbish left behind in outdoor areas
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Damage to patio/decking beyond normal use
Usually not valid
Seasonal change. Gardens naturally look different in winter vs summer — landlords need to be reasonable here, and evidence matters.
Unpaid Bills You Were Responsible For
Contract + evidence + real costA landlord can sometimes deduct for unpaid bills, but only if the tenancy agreement makes you responsible and the landlord has actually incurred the cost, Incurring the cost for cleaning the property for example, (or can show liability and proof of amount like an invoice for an item they replaced, etc.).
This tends to apply to
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Utility bills in some arrangements
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Replacement of lost keys/fobs (if the tenancy places responsibility on you)
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Council tax in specific setups (HMOs, inclusive-rent arrangements)
Breach of Tenancy Agreement
The catch-all — but not a free passThe Tenant Fees Act guidance makes clear a deposit is security for obligations under the tenancy — it doesn't turn every landlord expense into a deposit claim.
Examples that can be argued (with evidence)
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Lock changes if keys are not returned (and there's a genuine security risk)
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Removing tenant belongings left behind (if the landlord can show reasonable disposal costs)
But again: it has to be reasonable, and landlords must prove the actual cost and why it was necessary.
What Landlords Cannot Legally Deduct
These are the most common "try-ons" that cause disputes:
Wear and Tear Dressed Up as Damage
The most common unfair deductionNew-for-old carpet replacement, repainting "because it looks a bit tired", replacing items already near end-of-life — this is exactly what fair wear and tear and betterment rules prevent. If the property simply aged during your tenancy, that is not your cost.
Mandatory Professional Cleaning Fee
They can't force a specific standardLandlords can claim cleaning costt only to restore the check-in standard, and only if there's evidence it's needed. They cannot demand professional cleaning as a blanket requirement, insist on a particular end of tenancy cleaning company, or charge for a higher standard than you received at check-in.
Betterment (Upgrading at Your Expense)
They can't end up better off than beforeIf the landlord ends up materially better off than at the start of the tenancy, the deduction should be reduced or rejected. This is why apportionment exists — and why the betterment calculator above is so useful for checking whether a proposed deduction is fair.
Vague, Unitemised Deductions
No evidence = no valid claim"£250 cleaning" with no invoice, no breakdown, no photos, no check-out detail — this is weak. Deposit schemes expect evidence and reasonableness. If a landlord can't itemise what they're claiming and provide supporting documentation, the deduction rarely holds up.
Can They Charge Me For This?
Tap any scenario to see the verdict and the reasoning behind it.
The carpet is slightly worn in the hallway after 2 years
This is textbook fair wear and tear. Carpets flatten in high-traffic areas through normal use. A landlord cannot charge for this.
There's a large red wine stain on the bedroom carpet
Specific staining beyond normal use is classed as damage. The landlord can claim cleaning or replacement costs, but must apportion for the carpet's age.
The walls need repainting after a 3-year tenancy
Paint naturally fades, marks, and ages over time. After 3 years, repainting is a maintenance cost, not tenant damage. Fair wear and tear applies.
You drilled large holes for shelving and didn't fill them
Large holes from brackets and fixings go beyond normal use. The landlord can reasonably charge for filling and repainting the affected area — but not the entire room.
The landlord wants to replace a 9-year-old fridge you broke
You caused the damage, so you're liable — but not for the full cost of a new fridge. Betterment rules mean the deduction must account for the appliance's age. A 9-year-old fridge near end-of-life = minimal deduction.
The oven has grease build-up you didn't clean
If the check-in inventory recorded the oven as clean, returning it with grease build-up is a valid cleaning deduction. The cost must be reasonable — a specific oven clean, not a whole-property deep clean.
The landlord charges £300 for 'cleaning' with no invoice
Vague, unitemised deductions without supporting evidence are weak. Deposit schemes expect an itemised breakdown, photos showing the issue, and an invoice or quote. No evidence = no valid claim.
You left boxes and old furniture in the garage
Anything left behind can be charged for removal and disposal. The cost must be reasonable and evidenced — but the deduction itself is valid.
Light limescale around bathroom taps
In hard water areas, light limescale is a natural result of everyday use. This is fair wear and tear unless the build-up is severe and the check-in showed spotless taps.
The landlord wants you to pay for a professional clean, even though the flat is clean
Landlords cannot mandate professional cleaning as a fixed requirement. If the property is returned to the check-in standard, no cleaning deduction is justified — regardless of who did the cleaning.
How to Make Deductions Very Hard to Justify
If your goal is to make it almost impossible for a landlord to keep any of your deposit, this is the method that actually works:
Anchor everything to the check-in inventory
Print it or keep it open on your phone during move-out cleaning and the final walkthrough. This is your roadmap.
Match standards, don't chase perfection
You're not aiming for "better than when you moved in". You're aiming for "same cleanliness and condition, minus fair wear and tear".
Create evidence that's hard to argue with
Timestamped photos of every room. Close-ups of kitchen appliances, bathroom grout, sealant, taps. A slow video walkthrough showing inside cupboards and appliances.
If they propose deductions, demand the three basics
In writing: an itemised list, evidence (check-out photos + inventory references), and receipts/invoices/quotes. A confident landlord provides this quickly. A bluffing landlord won't.
Use the scheme dispute service if needed
Deposit protection schemes offer free ADR, and the landlord carries the burden of proof. If they can't evidence their claim, you win.
This is what separates "they said / you said" from "here's the condition, timestamped, room by room." Evidence doesn't argue. It just wins.
2026 Changes: What's Different
For a full breakdown of how the Renters' Rights Act affects your deposit and your move-out process, see our guide on how to get your full deposit back.
Bottom Line
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Unpaid rent
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Damage beyond wear and tear
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Missing items from the inventory
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Cleaning needed to restore the check-in standard
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Garden or outdoor neglect (if it was your responsibility)
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Certain unpaid bills or breach-related costs (with proof)
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Fair wear and tear
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Using your deposit to upgrade the property
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Vague deductions without itemised evidence
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A higher standard than you received at check-in
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Mandatory professional cleaning as a fixed fee
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Deni is a seasoned professional with over 10 years of experience in content marketing and vast knowledge in the cleaning business. He specializes in creating engaging content that drives growth and builds brand identity. Passionate about innovation, Deni believes in delivering value through impactful messaging and providing value to readers in a concise and comprehensive manner.
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