.webp)
.jpg)
Moving out comes with plenty to think about – packing, cleaning, returning keys and working out where everything you've somehow collected over the year is going to go. Your deposit is another important one. Your landlord might suggest taking money from your deposit for things like unpaid rent, cleaning or damage. But they can't just make whatever deductions they want. Here are four things worth knowing before you move out.
1. Your deposit should be protected
If you have an assured periodic tenancy, your landlord or agent normally needs to protect your deposit in a government-approved tenancy deposit protection scheme.
They need to do this within 30 days of receiving your deposit and give you information about where and how it's protected. There are three approved schemes:
Depending on the type of scheme, either the scheme itself or your landlord or agent might physically hold the money. Either way, it should be protected through one of the approved schemes.
Not sure where yours is? Each scheme has a deposit checker you can use. Find out more about tenancy deposit protection on GOV.UK.
What if my deposit wasn't protected?
If your landlord didn't follow the deposit protection rules, you may be able to take action and could be entitled to compensation.
Talk to our Advice Team before deciding what to do next.
2. Your landlord can't make unreasonable deductions
Your deposit is still your money. Your landlord can propose deductions if they've lost money because of something you're responsible for. This could include:
- unpaid rent or bills you're responsible for
- damage you've caused
- missing items
- cleaning if the property hasn't been left as clean as it was when you moved in
But any deductions should be reasonable and reflect the landlord's actual loss.
What about fair wear and tear?
Your landlord can't charge you for fair wear and tear - the normal changes you'd expect from actually living somewhere. A carpet naturally becoming more worn over time, for example, isn't the same as badly damaging it.
Your landlord also shouldn't use your deposit to leave themselves with something better than they started with. If an older item needs replacing because you've damaged it, that doesn't necessarily mean you should pay the full price of a brand-new replacement.
Do I need to pay for professional cleaning?
You don't automatically need to pay for a professional cleaner when you move out. You should leave the property in a similar state of cleanliness to when you moved in, allowing for normal wear and tear.
That might mean giving it a really good clean yourself. What matters is the condition you leave it in, rather than whether you've paid a professional cleaning company. Shelter explains what landlords can and can't deduct from your deposit.
3. You can challenge deductions you don't agree with
Your landlord suggesting a deduction doesn't mean you automatically have to accept it. Start by asking them to explain:
- what they're charging you for
- how much they want to deduct
- how they've worked out the amount
- what evidence they have, such as invoices, quotes or photos
You can then explain why you disagree and share your own evidence. Useful evidence could include:
- your inventory or check-in report
- photos or videos from when you moved in
- photos or videos from when you moved out
- emails showing that you reported repairs or damage
- receipts
- messages between you and your landlord or agent
This is why taking photos at the start and end of your tenancy can be so useful.
What if we still can't agree?
Your deposit protection scheme has a free dispute resolution service. You and your landlord can provide evidence and the scheme can decide how much of the deposit should be returned.
You don't need to accept a deduction just because your landlord or agent says it's final. Shelter has guidance and a template for challenging unfair deposit deductions.
4. Once you've agreed the amount, your deposit should be returned promptly
If you and your landlord agree how much of the deposit you're getting back, it should be returned within 10 days. If there's a disagreement, the disputed amount stays protected until it's sorted out.
If your landlord isn't responding or you're waiting for your deposit to be returned, contact the deposit protection scheme and check what you need to do next. Shelter explains what to do if you're waiting for your deposit back.
What can I do before moving out?
A bit of preparation can make things much easier if there's a disagreement later. Before handing back the keys:
- check your tenancy agreement
- find your original inventory or check-in report
- clean the property
- remove your belongings and rubbish
- report any outstanding problems
- take clear photos or videos of every room
- take meter readings if you're responsible for the bills
- return the keys as agreed
- keep copies of important emails and messages
Don't rely on memory. Having evidence of how you left the property can make a big difference if a deduction is challenged. Read our moving out checklist for more things to think about before you leave.
How can the Guild help?
If your landlord wants to make deductions, your deposit wasn't protected or you're struggling to get your money back, talk to us. We can help you understand your rights, look at the evidence you have and work through your next steps.
Complete our enquiry form or email advice@exeterguild.com for support.
