Can my landlord keep the deposit if I break the tenancy agreement early?

No. Your landlord can claim unpaid rent or damages through the deposit scheme, but cannot keep the whole deposit as a penalty for early termination. If you have paid all rent and caused no damage, it must be returned in full.

What if my landlord deducts money without telling me or using the scheme process?

They are breaking the law. Contact your deposit scheme immediately, or pursue a claim at the county court. You can claim the deducted amount plus compensation for the breach.

How long does a deposit dispute take to resolve?

Most scheme adjudications take between 4 to 8 weeks from the date you submit your case. The decision is binding on both parties.

Can my landlord claim for cleaning if the property was reasonably clean when I left?

Only if cleaning costs were agreed in your tenancy agreement and the property was left unreasonably soiled. Light dust and normal household mess are not grounds for a cleaning deduction.

What if the landlord provides no proof for their deduction claims?

The adjudicator will likely rule against them. The burden of proof is on the landlord to show the damage, the repair cost, and that it was beyond fair wear and tear. Unsupported claims are typically dismissed.

Can my landlord keep my deposit in the UK?

By Andrew Dunne, founder of Claro · Updated 13 June 2026 · Checked against official gov.uk guidance

Your landlord can only keep your deposit to cover unpaid rent, damage beyond fair wear and tear, or cleaning costs agreed in your tenancy agreement. They cannot keep it for normal wear and tear or as a penalty for breaking the lease. Your deposit must be held in a government-approved scheme, and your landlord must provide prescribed information within a set timeframe.

If they make unfair deductions, challenge them through the scheme's free adjudication service. The adjudicator's decision is binding and can order the money returned. Most disputes are won by tenants who have clear photographic evidence, not by those who are simply right in principle.

The short version:

Your landlord can only deduct for unpaid rent, damage beyond fair wear and tear, or agreed cleaning costs.
Normal wear and tear (faded paint, worn carpet, small marks) cannot be deducted.
Your deposit must be protected in a prescribed scheme and prescribed information given to you.
If deductions are unfair, dispute them free through the scheme adjudicator.
The adjudicator can award compensation if your landlord acted in bad faith.

What counts as fair and unfair deductions?

Your landlord can only deduct for unpaid rent, damage beyond normal use, or cleaning costs agreed in writing. Small scuffs, faded paint, worn carpet pile, and minor picture-hanging marks are fair wear and tear and are the landlord's responsibility.

Unfair deductions include missing light bulbs, small nail holes, worn flooring from normal footfall, or professional cleaning if the property was in reasonable condition. Your landlord must also minimise costs, getting competitive quotes rather than using an inflated handyman rate.

Situation	Fair to deduct?	Why
Broken window caused by tenant	Yes	Damage beyond fair wear and tear
Faded paint after 3 years	No	Normal wear and tear
Unpaid final month's rent	Yes	Legitimate financial loss
Professional deep clean (dirty state)	Yes	Only if agreed or property left unreasonably soiled
New carpet (old one worn)	No	Normal wear and tear, not damage
Missing light bulbs	No	Consumables are landlord's responsibility
Broken cupboard door from impact	Yes	Damage beyond normal use
Carpet stains (normal marks)	No	Fair wear and tear

What the law requires for your deposit

Your deposit must be held in a government-approved tenancy deposit scheme. Your landlord must give you prescribed information within a set timeframe: the scheme details, protection certificate, your rights, and the disputes procedure.

Without this, your landlord cannot legally hold your money. Failure to protect or prescribed-inform you means you can claim compensation at court, regardless of whether the deductions themselves are fair.

How to challenge unfair deductions

Use your deposit scheme's free adjudication service. Follow these steps:

Request an itemised breakdown from your landlord.
Gather evidence: dated move-in and move-out photos, the tenancy agreement, repair quotes, and correspondence.
Write to your landlord setting out why the deductions are unfair, with evidence attached.
If they disagree, contact your deposit scheme and raise a dispute.
Submit your evidence to the adjudicator: the prescribed information letter, your evidence, and the landlord's deduction claim.
The adjudicator reviews both sides and issues a binding decision.

The adjudicator can order a full refund plus compensation if your landlord acted in bad faith.

What happens if your landlord breaks the rules?

If your landlord failed to protect your deposit or provide prescribed information, they cannot defend a dispute. You can claim compensation at the county court even if the deductions were otherwise fair.

If they refuse to comply after losing an adjudication, you can enforce the decision at court. The court can order repayment plus additional compensation.

The evidence-first playbook: what actually wins a dispute

Adjudicators award in favour of tenants who submit clear, dated photographic evidence of the property's condition on move-in and move-out, alongside the prescribed information letter and tenancy agreement. The landlord must prove that damage occurred AND that it was beyond fair wear and tear. If they provide no quotes, photos, or receipts, the adjudicator will dismiss the claim. A single timestamped photo or video beats any undocumented landlord assertion.

Most disputes are won not because tenants are right in principle, but because tenants have the evidence and the landlord does not.

When to get professional help

You do not need a solicitor to challenge a deduction through the scheme adjudicator. If your landlord refuses to honour an adjudication decision, or if the deposit was never protected and you want to claim court compensation, a housing solicitor can advise you. Tenancy relations officers at your local council can also help mediate.