Tenancy deposit schemes: how protection works and how to get your deposit back

By Sam Kane · Last checked 9 October 2026 · Covers England only

A tenancy deposit scheme is a government-approved service that keeps your deposit safe while you rent. In England, your landlord must protect your deposit in one of three schemes within 30 days of getting it. The deposit itself can be no more than 5 weeks’ rent for most homes. When you leave, you get it back, minus any fair deductions, within 10 days of you and your landlord agreeing the amount.

This guide explains how protection works, what your landlord can and cannot deduct, and what to do if you disagree. For the full journey from search to move-in, see our how to rent guide.

The short version

How much can a tenancy deposit be?

The Tenant Fees Act 2019 sets the limit:

Yearly rent Maximum deposit
Under £50,000 5 weeks’ rent
£50,000 or more 6 weeks’ rent

To work out a week’s rent, multiply the monthly rent by 12 and divide by 52. For a rent of £1,200 a month, a week’s rent is £276.92, so the most the deposit can be is £1,384.61.

Anything above the cap is a banned payment. You can ask for it back. Our guide to what pcm means shows how to convert between weekly and monthly rent.

What are the 3 tenancy deposit schemes?

In England, your landlord or letting agent must put your deposit into one of three government-approved tenancy deposit protection schemes:

They must do this within 30 days of getting your money. This applies even if someone else paid the deposit for you, such as a parent or a council rent deposit scheme.

Some schemes hold the money themselves. In others, the landlord or agent keeps the money and pays the scheme to insure it. Either way, your deposit is protected.

What your landlord must tell you

Within 30 days of getting your deposit, your landlord must give you, in writing:

How to check your deposit is protected

Each scheme has an online checker. You usually need your postcode, your surname, the date your tenancy started and the deposit amount. If you do not know which scheme your landlord used, check all three.

When do I get my deposit back?

Your landlord must return your deposit within 10 days of you both agreeing how much you will get back.

If you disagree about deductions, the money stays protected in the scheme until the disagreement is settled.

What can a landlord deduct from a deposit?

Your landlord can only deduct money for things like:

What counts as fair wear and tear?

Fair wear and tear means the normal decline of a home through everyday living. Your landlord cannot charge you for it. Examples:

Usually fair wear and tear Usually damage
Carpet worn thin where people walk A burn or large stain on the carpet
Faded paint or curtains from sunlight Walls painted a new colour without permission
Small scuffs and marks on walls Holes in walls from fixing shelves without permission

Any deduction must be reasonable and linked to money your landlord has actually lost.

How to get your full deposit back

When you move in

  1. Check the inventory and add anything it misses.
  2. Take dated photos and videos of every room, including any marks or damage.
  3. Keep the written details of how your deposit is protected.

While you live there

  1. Report repairs in writing, so a problem is not blamed on you later.
  2. Ask in writing before you decorate, put up shelves or bring in a pet.
  3. Pay rent from your own bank account, so you have a clear record. Your rent can also count on your credit file.

When you move out

  1. Give the right notice in writing, so your landlord knows your leaving date. Under the new rules, that is usually 2 months.
  2. Clean the home to the standard it was in when you moved in.
  3. Ask to be there for the check-out inspection.
  4. Take dated photos and videos of every room again.
  5. Take final meter readings and return all keys.
  6. Give your landlord your new address and bank details in writing, and ask when they will return your deposit.

What if my landlord wants to make deductions I disagree with?

  1. Ask for the reasons in writing, with evidence such as photos, invoices or quotes.
  2. Try to agree. Reply with your own evidence, such as your move-in photos and the inventory.
  3. Use the scheme’s free dispute service. Both you and your landlord must agree to use it. Each side sends evidence, and an adjudicator decides. The decision is final.
  4. Act quickly. Schemes can set a time limit for raising a dispute, so contact yours as soon as you can.

If you cannot reach your landlord at the end of the tenancy, you can still raise a dispute with the scheme to get your deposit back.

What if my deposit was not protected?

If your landlord should have protected your deposit and did not:

  1. Write to your landlord (and the agent, if there is one). Many landlords pay the deposit back at this point to avoid court.
  2. Get advice from Shelter or Citizens Advice.
  3. Apply to the county court using Form N208. You pay a court fee, which depends on the claim, and you can claim it back from your landlord if you win. Check the current fee on GOV.UK. You may get help with the fee if you are on a low income or certain benefits.

If the court agrees your deposit was not protected, it can order your landlord to repay it or protect it within 14 days. It can also order your landlord to pay you between 1 and 3 times the deposit.

An unprotected deposit can also affect eviction. The court usually cannot make a possession order if your deposit is not in a scheme, or your landlord has not given you the scheme details. There are some exceptions:

Our section 8 guide explains evictions. Get advice if this applies to you.

Holding deposits and deposit alternatives

A holding deposit does not have to be protected while you wait to sign, but once it becomes part of your tenancy deposit, it must be. A “deposit replacement” product works differently from a deposit, so read the terms carefully, and know that a landlord cannot make you buy one.

Common questions

How long does a landlord have to return a deposit?

10 days from when you and your landlord agree how much you will get back. If you disagree, the money stays in the scheme until the dispute is settled.

How do I know if my deposit is protected?

Your landlord must tell you in writing within 30 days of getting it. You can also check on the websites of the Deposit Protection Service, mydeposits and the Tenancy Deposit Scheme.

Can my landlord keep my deposit for cleaning?

Only if you leave the home less clean than it was when you moved in. Your check-in inventory and photos are your best evidence.

Can my landlord charge for fair wear and tear?

No. Normal wear from everyday living, such as worn carpets or faded paint, is not damage.

Can I use my deposit as my last month’s rent?

No, not unless your landlord agrees in writing. Paying rent is part of your tenancy agreement. If you hold back your last month’s rent, your landlord could take court action against you.

Where to get free help

Sources

This guide is general information, not legal advice.

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You pay your rent every month. From now on, your credit file can show it.

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