What can a Landlord Legally Deduct From Your Deposit?

When renting, one of the biggest concerns for tenants is whether they’ll get their deposit back in full when moving out. The tenancy deposit is there to protect the landlord if the property is returned in poor condition, but it’s not a free pot of money for them to keep. By law, there are only certain situations where deductions can be made, and knowing your rights can help you avoid unnecessary disputes. This article explains what landlords can (and cannot) deduct from your deposit, plus tips to make sure you leave your rental home with your deposit intact.

What is a Tenancy Deposit?

When you rent a property to let, your landlord will usually ask for a security deposit. In most assured shorthold tenancies in England and Wales, this is capped at five weeks’ rent (or six weeks if the annual rent is over £50,000). Your landlord must protect this money in a government-approved Tenancy Deposit Protection (TDP) scheme such as DPS, MyDeposits, or TDS. These schemes hold the deposit securely and ensure it’s returned fairly at the end of the tenancy, minus any agreed deductions. If you’re wondering “what can my landlord deduct from my deposit?” the rules are clear and tightly regulated.

Reasons a Landlord Can Deduct From Your Deposit

1. Unpaid Rent

If you leave without paying all your rent, your landlord can deduct the outstanding amount. For example, if your final month’s rent hasn’t been settled, expect it to come out of your deposit. Many tenants ask: can a landlord use my deposit for unpaid rent? The answer is yes, but only the exact amount owed.

Tip: Always confirm your rent account is clear before moving out.

2. Damage Beyond Fair Wear and Tear

Every property ages naturally. Carpets may flatten, walls may fade, and appliances will show signs of normal use. This is known as fair wear and tear. However, if you cause damage beyond this – like burns on carpets, holes in walls, or broken furniture – your landlord is within their rights to use your deposit for repairs or replacements.

But what counts as fair wear and tear? Well, the basic rule is that normal ageing is fine, but careless or deliberate damage is not.

Tip: Take photos when you move in and again when you move out to prove what condition the property was in.

3. Missing Items

If the property was rented furnished and items listed in the inventory are missing at check-out, landlords can deduct the cost of replacing them. This applies to anything from kitchen utensils to larger furniture. Can a landlord deduct from your deposit for missing items? The answer is yes, if they were included in the signed inventory.

Tip: Always check the inventory carefully at the start of your tenancy and flag anything that’s not there.

4. Cleaning Costs

A landlord can expect the property to be returned in the same state of cleanliness it was when you moved in. If the property is left dirty, they can deduct money for professional cleaning.

Important: Landlords cannot force tenants to pay for a professional clean if they left it in a reasonable condition, but they can charge for cleaning if the property is not at the same standard as at the start.

Tip: Keep a copy of your check-in inventory, which usually includes cleanliness levels, and clean thoroughly before you hand back the keys.

5. Garden Maintenance

If your tenancy agreement requires you to maintain the garden and it’s overgrown or neglected when you leave, the landlord can deduct money for tidying it. “Can a landlord charge for garden maintenance?” is a frequent question asked by tenants and the answer depends on whether it’s in your tenancy agreement.

Tip: Check your contract – not all agreements include this responsibility.

6. Outstanding Bills (if the landlord is liable)

Normally, tenants are responsible for utility bills and council tax. Landlords cannot deduct these directly from your deposit unless the tenancy agreement makes them responsible, and you’ve left them to pay arrears caused by you.

What a Landlord Cannot Deduct For

Knowing what isn’t allowed is just as important. Landlords cannot deduct from your deposit for:

• General wear and tear (faded curtains, worn carpet, minor scuff marks)
• Upgrades or improvements (e.g., replacing a working appliance with a newer model)
• Unreasonable cleaning beyond the property’s original condition
• Costs not outlined in your tenancy agreement

If you feel a deduction is unfair, you can challenge it through your deposit protection scheme.

How to Protect Your Deposit

Here are some practical steps to safeguard your money:

• Take an inventory seriously. Record any issues at check-in, with photos or video.
• Keep communication in writing. If you report a repair, log it by email so you have a record.
• Clean thoroughly. Consider a deep clean before moving out.
• Pay all rent and bills. Clear accounts mean fewer disputes.
• Attend the check-out inspection. Being present helps avoid surprises later.

Disputes and Deposit Schemes

If you and your landlord disagree about deductions, the deposit protection scheme acts as a free, impartial dispute resolution service. Both parties submit evidence, and an adjudicator decides how the money should be split. Many tenants search “how to get deposit back from landlord UK” – and the answer lies with these schemes. They exist to stop landlords from unfairly withholding money and make the process straightforward.

Final Thoughts

Renting should be a straightforward experience, and understanding your rights around deposits can save stress at the end of a tenancy. Landlords can only deduct for specific reasons, and deposit schemes are there to protect you if disputes arise. If you’re moving to a new property for rent, keep records, leave the home in good condition, and you’ll maximise your chances of getting your deposit back in full.

Call The Letting Experts on 0333 344 9915 or email hello@thelettingexperts.co.uk to chat with a member of our friendly and experienced team.

In the meantime, we've answered some of your common questions about tenancy deposits.

FAQs About Tenancy Deposits

Can my landlord keep my whole deposit?

No, a landlord can only deduct for specific reasons such as unpaid rent, damage beyond fair wear and tear, missing items, or cleaning if the property isn’t left in the same condition as at the start. If deductions are disputed, the deposit protection scheme will decide how much is returned.

What counts as fair wear and tear in the UK?

Fair wear and tear refers to the natural decline of the property due to normal use. Examples include faded paint, worn carpets, or minor scuffs on walls. It doesn’t include damage like burns, stains, or holes caused by neglect or misuse.

Can a landlord charge for professional cleaning at the end of tenancy?

A landlord cannot insist on professional cleaning unless the tenancy agreement specifically required it and the property was professionally cleaned at the start. However, they can deduct for cleaning if the property is not returned in the same standard of cleanliness as it was at check-in.

What should I do if I disagree with a deposit deduction?

If you can’t resolve it directly with your landlord, you can raise a dispute with the tenancy deposit protection scheme. They provide a free and impartial resolution service, and both you and your landlord can submit evidence such as photos, inventories, and receipts.