Why might there be deductions to my deposit?

There can deductions to your deposit for the following reasons:

Cleaning issues

Cleaning is the most common reason why there might be deductions from the tenant’s deposit at the end of the tenancy.

The check-in report at the start of the tenancy is the best indicator when acknowledging what the expectation for cleaning should be. Usually, properties are cleaned to a professional standard; it is reasonable for a landlord to expect the property to be returned as it was received, and as outlined on the check-in report.

The cost of removing or storing personal items at the end of the tenancy can also result in charges.


Damages can be accidental, deliberate, or a result of neglect; examples can range from broken furniture, untimely corrosion of shower seals, and carpet stains or burns.

Excluding an allowance for fair wear and tear, the landlord can deduct the cost the replacement, or eventual replacement, from the deposit.


Less acceptable fair wear and tear (see below), there can be deductions to a deposit for damage to decoration. Damage from blu tac or similar adhesives can commonly result in deductions to the deposit.

Decoration should be completed to a professional standard; we encourage any of our tenants to consider this before undertaking any decorative repairs themselves.

Missing items

If an item of furniture or an appliance is missing or broken at the end of the tenancy, the cost of replacing the item, like-for-like, could be deducted from the deposit. For more information, see the fair wear and tear section below.

When tenants aim to replace a missing or broken piece of furniture or appliance, they should consult with the landlord prior to purchase, and make sure that the item is suitable and meets requirements.


These are things like batteries in TV remotes or dim or blown lightbulbs. As a tenant, it is your responsibility to assure that these are renewed at the end of your tenancy.


Any keys or fobs you were provided need to be returned at the end of the tenancy. Failure to return these, or if copies are provided in place of the originals, charges may apply for their replacement.

Outstanding rents/invoices

If you have an outstanding invoice, for rent or bills, these can be deducted from the deposit at the end of the tenancy.

Final instalments of rent should be settled before the end of tenancy. Depending on the terms of the tenancy agreement, the landlord can charge late payment fees.

You will not receive deductions to your deposit for:

Fair wear and tear

The Tenancy Deposit Scheme (TDS) refers to fair wear and tear as:

“…the reasonable deterioration that occurs in a rental property over time, as a result of normal, everyday use during the period of a tenancy. It’s separate from damage caused by misuse, negligence, or intentional actions of a tenant, which the tenant should be responsible for.”

Examples of fair wear and tear include:

  • Small scuffs on walls.
  • Wear on carpets.
  • Markings eventually wearing away on hobs and ovens.

Repairs which are not the tenant’s responsibility

If there is a repair, which is not the tenants responsibility to address, deductions from the deposit cannot be made in relation to this. For example, if cosmetic damage was caused due to a roof leak, and the tenant has made reasonable efforts to contain this, there would not be a deduction from the deposit.

Burglaries or vandalism that has been reported

Damage caused by burglaries and vandalism must be reported to your landlord and the police at the time. Your landlord may request that you provide a crime reference number.

Pickard Properties suggests that all tenants consider contents insurance for accidental and criminal damage.

For more information, please refer to:

What is fair wear and tear (TDS)

What can a landlord keep from your deposit? (Shelter)