How do I dispute deductions from my deposit?

If your landlord proposes deductions you disagree with, you can raise a formal dispute through the tenancy deposit protection scheme that holds your deposit. Each of the three schemes — DPS, TDS, and mydeposits — has a free alternative dispute resolution (ADR) service. You submit your evidence, the landlord submits theirs, and an independent adjudicator makes a binding decision.

What evidence do I need for a deposit dispute?

The key evidence includes: a detailed check-in inventory (ideally with dated photographs), a check-out inventory or report, photographs taken at check-out showing the condition of the property, any correspondence with the landlord about deductions, receipts for professional cleaning if you arranged it, and the tenancy agreement itself. The better your evidence, the stronger your case.

How long does a deposit dispute take?

Most deposit disputes are resolved within 28 days of all evidence being submitted. The adjudicator's decision is usually issued within 28 days of the deadline for evidence submission. If one party does not engage, the scheme may release the deposit based on the evidence available.

What if the landlord does not respond to the dispute?

If the landlord does not respond to the dispute resolution process within the scheme's deadline, the scheme may award the disputed amount to the tenant by default. The scheme will still review your evidence to ensure your claim is reasonable, but an unresponsive landlord significantly improves your position.

Can a landlord deduct for fair wear and tear?

No. Landlords cannot deduct from your deposit for 'fair wear and tear' — the natural deterioration that occurs over time through normal use. They can only deduct for damage beyond fair wear and tear, such as stains on carpets, broken furniture, or unapproved alterations. Adjudicators are experienced at distinguishing between the two.

Tenancy Deposit Scheme Dispute: How to Win Your Case 2026

At the end of your tenancy, your landlord may propose deductions from your deposit — for cleaning, damage, unpaid rent, or other reasons. If you disagree with those deductions, you do not have to accept them. Every government-approved tenancy deposit protection scheme (DPS, TDS, and mydeposits) offers a free, independent dispute resolution service. The key to winning your dispute is preparation and evidence. Here is how to build a strong case.

What Deductions Can a Landlord Legally Make?

Landlords can only deduct from your deposit for specific, provable losses:

Damage to the property or its contents beyond fair wear and tear
Cleaning costs if the property was not left in the same condition as at the start (allowing for fair wear and tear)
Unpaid rent or other charges due under the tenancy agreement
Missing items that were listed on the inventory
Garden maintenance if the garden was not left in a reasonable condition
Redecoration costs if you have made unauthorised changes (for example, painting walls without permission)

Crucially, landlords cannot deduct for "fair wear and tear" — the natural, gradual deterioration that happens through normal everyday use over time. Examples of fair wear and tear include: faded curtains from sunlight, minor scuffs on walls, worn carpet in high-traffic areas, and loose door handles through regular use.

Step-by-Step: How to Raise a Deposit Dispute

Check which scheme holds your deposit. If you do not know, check your tenancy agreement, the prescribed information your landlord should have given you, or contact DPS, TDS, and mydeposits directly using their online checkers. Your deposit reference number should be on the prescribed information document.
Try to negotiate with your landlord first. Before raising a formal dispute, contact the landlord or letting agent in writing. Explain which deductions you disagree with and why. Provide evidence (photographs, receipts). Give them a reasonable deadline to respond — 7 to 14 days is typical. Many disputes are resolved at this stage.
Gather your evidence bundle. This is the most important step. Your evidence should include:
- The check-in inventory — ideally a detailed, dated document with photographs signed by both parties. If you did not receive one, note this — the landlord may struggle to prove the pre-tenancy condition.
- Check-out photographs — take clear, dated photographs of every room, focusing on areas where deductions are proposed. Photograph appliances, carpets, walls, windows, and any areas of alleged damage.
- The tenancy agreement — to confirm what obligations you had.
- Any correspondence with the landlord about the deductions.
- Receipts for any professional cleaning you arranged at the end of the tenancy.
- Witness statements if others were present at check-out.
Submit your dispute through the scheme. Log in to the scheme's online portal (DPS, TDS, or mydeposits) and follow the dispute process. You will be asked to upload your evidence and explain why you disagree with each deduction. Be specific — for each deduction, state clearly: what the landlord is claiming, how much, why you disagree, and what evidence supports your position.
Wait for the adjudicator's decision. An independent adjudicator will review both sides' evidence and make a binding decision, usually within 28 days. The adjudicator will decide how much of the deposit should be returned to you and how much (if any) should go to the landlord. The decision is final and binding on both parties.
If the landlord does not engage. If the landlord fails to respond to the dispute within the scheme's deadline, the deposit may be returned to you by default. The scheme will still review your evidence to confirm your claim is reasonable.

The check-in inventory — ideally a detailed, dated document with photographs signed by both parties. If you did not receive one, note this — the landlord may struggle to prove the pre-tenancy condition.
Check-out photographs — take clear, dated photographs of every room, focusing on areas where deductions are proposed. Photograph appliances, carpets, walls, windows, and any areas of alleged damage.
The tenancy agreement — to confirm what obligations you had.
Any correspondence with the landlord about the deductions.
Receipts for any professional cleaning you arranged at the end of the tenancy.
Witness statements if others were present at check-out.

What If the Scheme Does Not Cover Your Issue?

The deposit protection schemes' ADR services only cover disputes about deposit deductions. If your dispute is about something else — for example, the landlord's failure to protect the deposit at all — you may need to pursue a claim in the county court instead (see our guide on deposit non-protection compensation).

Tips for Winning Your Dispute

Be objective and factual. Avoid emotional language. The adjudicator is looking at evidence, not arguments about how unfair the landlord has been.
Organise your evidence. Label photographs clearly, group evidence by deduction category, and provide a clear summary of your position.
Address each deduction separately. Do not submit a general complaint. Take each deduction point by point.
If you do not have a check-in inventory, say so. Without one, the landlord cannot easily prove the property's condition at the start of the tenancy, which weakens their case.
Submit everything before the deadline. Late evidence is usually not accepted.

Jurisdiction: England and Wales

The three statutory TDP schemes — DPS, TDS, and mydeposits — apply to assured shorthold tenancies in England and Wales. Scotland has its own separate schemes (SafeDeposits Scotland, Letting Protection Service Scotland, mydeposits Scotland) and its own dispute resolution process through the First-tier Tribunal. In Northern Ireland, the Tenancy Deposit Scheme operates differently and disputes are handled through the scheme administrator.

FAQ

What if the landlord claims for professional cleaning but the property was clean?

Landlords cannot demand professional cleaning unless the tenancy agreement specifically requires it and the property was professionally cleaned at the start. Even then, they can only claim the cost of returning the property to its original standard. If you have photographs and a check-out report showing the property was clean, you have a strong case to dispute the deduction.

Can I dispute deductions if I did not sign an inventory?

Yes. An unsigned inventory does not mean the landlord automatically wins. The burden of proof is on the landlord to show that damage occurred during your tenancy. Without a signed, dated inventory, the landlord may struggle to prove the property's condition at check-in. However, it is harder to dispute if you also have no evidence of your own — so always take your own photographs at check-in and check-out.

What happens if I need the deposit money urgently?

If you and your landlord agree on the undisputed amount, the scheme can release that portion to you immediately while the disputed portion remains held pending resolution. Contact the scheme directly to request a partial release.

Can the adjudicator award more than the disputed amount?

No. The adjudicator can only decide how the disputed deposit should be divided. They cannot award additional compensation. If you believe you are entitled to compensation beyond the deposit, you would need to bring a separate claim in the county court.

Authoritative Sources

Need help with your situation?
Ask Lexi about your specific circumstances — free, instant, plain-English guidance.