How to Dispute Cleaning Deductions With TDS
TDS is the only not-for-profit, government-authorised deposit protection scheme in England and Wales. It protects around 1.45 million deposits, handles approximately 16,000 disputes per year — more than any other scheme — and publishes the annual Statistical Briefing that provides the sector's most comprehensive data on deposit disputes. If your deposit is with TDS and your landlord is claiming deductions for cleaning, this is what you need to know. If you haven't moved out yet, start with our end of tenancy cleaning checklist.
1.45M
deposits protected
16,000
disputes per year
~50%
resolve before adjudication
Not-for-profit
only scheme of its kind
First — confirm your deposit is with TDS. Check at tenancydepositscheme.com. Not TDS? See our guides for DPS or mydeposits.
Two Schemes, Same Principles
TDS operates both a Custodial scheme (free — TDS holds the deposit) and an Insured scheme (landlord holds the deposit and pays TDS a fee). TDS is the largest insured scheme in the country. Across England and Wales, roughly 54% of deposits sit in custodial schemes and 46% in insured ones. Whichever scheme yours is in, the rules on what landlords can legally deduct are the same.
Custodial
TDS holds the deposit directly. When a dispute is raised, the money is already with them — no transfer needed. Includes an online negotiation platform for direct settlement.
Insured
Landlord holds the deposit and pays TDS a fee. When a dispute is raised, the landlord must transfer the disputed amount within 10 working days. Until that happens, adjudication can't begin.
What Makes TDS Different
Three things set TDS apart from the other deposit protection schemes.
CIArb-qualified adjudicators
All adjudicators are members of the Chartered Institute of Arbitrators — a professional body founded in 1915 with a royal charter. They come from legal and property backgrounds, are independently trained, and comply with a formal Adjudicator Code of Conduct. The Director of Resolution, Sandy Bastin, is a qualified solicitor who has been with TDS since 2008.
Up to 50% resolve before adjudication
TDS actively encourages early resolution. Experienced staff contact both parties to understand the problem and help reach agreement before formal adjudication. In the custodial scheme, there's also an online negotiation platform for direct settlement. Half of all disputes end faster with the outcome in both parties' control.
The sector's statistical authority
TDS publishes the annual Statistical Briefing — compiling data across all three schemes using Freedom of Information requests and internal reporting. The 2024/25 briefing confirmed 4.7 million deposits protected, an average deposit of £1,175, and cleaning in 54% of all disputes.
How the TDS Dispute Process Works
TDS uses a sequential evidence process — landlord first, then tenant. This gives you a significant tactical advantage. Knowing your rights when moving out will help you use it effectively.
Your tactical advantage: Unlike DPS (simultaneous submission), TDS lets you see the landlord's full case before you respond. Read their submission carefully, identify every weakness, and address each claim point by point.
Dispute raised
In the insured scheme, either party can raise a dispute directly. In the custodial scheme, a dispute arises when parties can't agree during repayment. You have up to 3 months from end of tenancy to use ADR.
Both parties consent to ADR
Both parties must consent. If either refuses, TDS expects a court order or agreement within 6 months. If a party simply doesn't respond, TDS can infer agreement — silence isn't a veto.
Landlord submits evidence
The landlord is given 10 working days to respond to the dispute and submit their evidence — check-in report, checkout report, photographs, invoices, and their statement of claim.
You see their case, then respond
You receive the landlord's full submission and are given 10 working days to respond with your own evidence. This is your tactical advantage — read their case, identify every weakness, and address each claim point by point.
Adjudicator decides
A CIArb-qualified adjudicator reviews all evidence and makes a binding decision within 28 days. No hearing, no property visit — the decision is based entirely on documents submitted.
Payment issued
Within 10 days of the decision, TDS pays each party their awarded amount. The decision is final — there is no right of appeal. Only procedural complaints are considered.
How TDS Adjudicators Approach Cleaning Claims
The core principles apply across all schemes. But TDS has published specific guidance and case outcomes worth noting — particularly around fair wear and tear and how check-in descriptions shape awards.
"Good condition" means physical state — not cleanliness
TDS has explicitly stated that if an inventory describes items as being in "good condition," this refers to their physical state, not how clean they are. Landlords sometimes point to a "good condition" notation as evidence of cleanliness at check-in. It isn't.
CLAIMED
£288
AWARDED
£145
Domestically clean check-in doesn't support professional clean claim
In a published case, a landlord claimed £288 for a full professional clean. The check-in stated "domestically cleaned" but noted areas described as "very dirty," "dusty," "greasy," and "cleaning required" — particularly in the kitchen and bathroom. The adjudicator awarded £145 — half — because the full claim would be betterment.
CLAIMED
Full cost
AWARDED
Contributory only
Partial awards are the norm, not the exception
After a harsh winter, a landlord claimed for cleaning and redecoration due to mould. The tenants agreed to pay for cleaning but contested redecoration since the décor wasn't new at move-in. The adjudicator considered the age of the décor, the check-in report, and the lack of evidence — only a contributory award was made.
Kitchens are the biggest problem area
TDS polling found kitchens are the worst culprit for cleaning disputes. Oven interiors, extractor filters, hob surfaces, and behind appliances are where adjudicators most commonly find justified deductions. If you're going to prioritise any room when documenting your cleaning, make it the kitchen.
Kitchen focus: Since kitchens dominate TDS cleaning disputes, our guide on how to deep clean an oven before moving out and cleaning behind kitchen appliances cover the areas adjudicators look at most.
The Numbers Behind TDS Disputes
From the 2024/25 Statistical Briefing — the clearest picture of how deposit disputes play out across the sector. For more context on how deposit protection works throughout a tenancy, see our tenancy lifecycle and deposits guide.
4.7M
Deposits protected (E&W)
Across all three schemes
£1,175
Average deposit
2024/25 figure
1%
Disputes requiring adjudication
46,950 cases from ~4.7M deposits
54%
Cleaning in disputes
The #1 dispute category
Cleaning
54%
Damage
49%
Redecoration
31%
Gardening
14%
Rent arrears
10%
Tenants raise 74% of disputes
In TDS's insured scheme — reflecting growing awareness of tenant rights and accessibility of the process.
Only 1% reach adjudication
46,950 disputes from ~4.7M protected deposits. 99% of tenancies end without a formal dispute.
The Evidence That Wins TDS Disputes
Ranked by importance. Tap any item for the tactical advantage unique to TDS's sequential process. If you're weighing whether to clean yourself or hire professionals, your evidence strategy should factor into that decision.
Check-in report
SHOW TACTICAL TIP
TDS treats this as the foundational document. The exact descriptions of cleanliness set the standard for checkout. Without one, the landlord's position is severely compromised. See our guide on how checkout reports are compared to check-in reports for what adjudicators look for.
Date-stamped photographs and video
SHOW TACTICAL TIP
TDS specifically encourages video evidence alongside photographs. Sharp, in-focus, clearly labelled by room. Take on your final day with date and location tagging enabled.
Professional cleaning receipt
SHOW TACTICAL TIP
Demonstrates you took the obligation seriously and had the property cleaned to a professional standard. Shifts the burden to the landlord to prove what specifically fell short. Not sure if you're required to hire professionals? Read our guide on whether a landlord can demand a professional clean.
Correspondence
SHOW TACTICAL TIP
Emails, texts, and messages between you and the landlord or agent. TDS adjudicators look for evidence of communication (or lack of it) when assessing reasonableness.
Comparison quotes
SHOW TACTICAL TIP
If the landlord's claimed cost seems inflated, quotes from alternative providers help the adjudicator determine a reasonable figure. Our breakdown of end of tenancy cleaning costs in London can help you benchmark what's fair.
Related Guides
The bottom line
TDS handles more disputes than any other scheme, and its adjudicators are among the most formally qualified in the sector. The sequential evidence process gives you a genuine advantage — you see the landlord's case before responding. And with half of disputes resolving before adjudication, there's a real chance yours won't need a formal decision at all. The process is free. Not sure how long your deposit return should take? Your deposit is your money. If the deduction isn't justified, don't accept it.
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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