Tenancy Deposit Schemes: Your Questions Answered
Every deposit for an assured tenancy in England must sit in one of three government-approved schemes: the Deposit Protection Service (DPS), mydeposits or the Tenancy Deposit Scheme (TDS).
These are the questions tenants and landlords ask most, with short, practical answers.
General information about private renting in England, checked against the official sources listed below. It is not legal advice. If you have court papers, a bailiff date or a health risk at home, contact Shelter, Citizens Advice or a housing solicitor now.
The three schemes
| Scheme | Types | Disputes |
|---|---|---|
| Deposit Protection Service (DPS) | Custodial (free) and insured | Free adjudication |
| mydeposits | Custodial and insured | Free adjudication |
| Tenancy Deposit Scheme (TDS) | Custodial and insured | Free adjudication |
In a custodial scheme the scheme holds the money. In an insured scheme the landlord or agent holds it and pays a fee so the scheme can step in if they do not pay back what is due.
How to find where your deposit is
Each scheme has an online search using your surname, postcode and deposit amount or tenancy start date. If you cannot find it in any of the three, it may not be protected. Ask the landlord in writing and use the Deposit Protection Checker.
How much can a deposit be?
A tenancy deposit is capped at 5 weeks’ rent where the annual rent is under £50,000, and 6 weeks’ rent at £50,000 or more. A holding deposit to reserve a home is capped at one week’s rent. These limits come from the Tenant Fees Act 2019.
Getting the deposit back
- At the end of the tenancy, agree any deductions with the landlord in writing.
- Once you agree, the deposit must be repaid within 10 days.
- If you disagree, raise a dispute with the scheme. The undisputed part should be paid while the dispute is decided.
- The adjudicator decides on the evidence: the check-in and check-out reports, photos, receipts and messages.
Worked example: a cleaning dispute
At check-out the landlord proposes £300 for cleaning and £150 for a stained carpet. The tenant agrees £80 for the oven but disputes the rest. The landlord must repay the undisputed amount, and the remaining £370 goes to the scheme’s adjudicator. The check-in report shows the carpet was already marked and eight years old, so the adjudicator awards the landlord nothing for the carpet and £120 for cleaning based on dated photos. The tenant receives the balance within days of the decision.
Tips that make disputes simpler
- Clean to the standard shown in the check-in report, and photograph each room when you leave.
- Reply to the landlord’s proposed deductions in writing, item by item.
- Keep receipts for professional cleaning if your tenancy requires it.
What counts as a fair deduction
Landlords can claim for damage beyond fair wear and tear, unpaid rent, missing items and cleaning to return the home to its condition at the start. They cannot charge for normal ageing of carpets and paintwork, or charge “as new” prices for items that were already old. Good dated photos at check-in are the single most useful piece of evidence for both sides.
Free template: Letter asking for your deposit back
Fill in the parts in [square brackets], then copy, download as a Word file or print. Each one shows a filled-in example first. These are general templates for England, not legal advice.
Letter asking for your deposit back
Use this after you move out to ask for your deposit and for evidence of any deductions.
[Your name] [Your address] [Your email or phone] [Date] [Landlord or agent name] [Landlord or agent address] Subject: Return of my deposit for [Property address] Dear [Landlord or agent name], My tenancy ended on [Tenancy end date] and I returned all keys on [Key return date]. My deposit of £[Deposit amount] is protected with [Deposit scheme], reference [Deposit reference]. Please tell me within 14 days whether you want to make any deductions. If you do, please send an itemised list with the evidence for each item, such as the check-in and check-out reports, dated photos and invoices or quotes. Once we agree the amount, the deposit must be returned within 10 days. If we cannot agree, I will use the scheme’s free dispute service. Please pay the deposit to [How you want to be paid]. Yours sincerely, [Your name]
Before you send it
- Take dated photos of every room on the day you leave.
- Fair wear and tear cannot be charged for. Ask for the age of any item the landlord wants to replace.
- You do not have to agree to a deduction before you have seen the evidence.
Checked against: GOV.UK: Tenancy deposit protection
Sources
These are the official and specialist pages this guide is checked against. Rules and forms change, so check the live page before you act.
Questions people ask
How long does the landlord have to protect my deposit?
30 days from receiving it, and they must give you the prescribed information in the same time. Record when the landlord or agent received the money and keep the payment receipt. Check both the protection record and the information supplied, because completing one does not necessarily establish the other.
How long does it take to get my deposit back?
Within 10 days of you and the landlord agreeing the amount. Record the agreed figure in writing and retain the scheme reference and payment details. If the amount is still disputed, use the scheme’s process rather than assuming the agreement-based return period has already started.
Do I have to pay to use the dispute service?
No. Adjudication is free for tenants in all three schemes. Check your scheme’s eligibility and deadline, and whether both sides agree to adjudication. Organise the disputed items and evidence before submitting; using a free process does not remove the need to support your position.
Can a landlord keep my deposit for cleaning?
Only to return the home to the standard at the start of the tenancy, allowing for fair wear and tear. Compare the inventory and check-in photographs with the check-out evidence and the cleaning claim. Ask for an itemised explanation rather than accepting a standard charge merely because it appears in a message.
What if my deposit was never protected?
You can claim 1 to 3 times the deposit in court. Get advice before you do. First check with the authorised schemes and retain proof of payment and any information received. A court decides whether compensation is due and the amount; a missing certificate alone is not the complete evidence assessment.
Tools and guides that go with this
More on rent & payments
