Compare against the check-in report
Walk the property room by room with the check-in inventory beside you. This report has the same rooms and items in the same order, so each line compares directly, and you can reuse the check-in photo numbers.
Fair wear and tear or damage
You can't deduct for fair wear and tear, which isn't defined in legislation. Adjudicators look at how long the tenancy lasted, how many people lived there and their ages, and the age and quality of each item.
- Usually fair wear and tear: faded curtains, light scuffs and worn carpet in walkways after a long tenancy.
- Usually damage: burns, stains, holes, broken fittings and missing items.
Working out a fair deduction
You can't end up better off than at the start, so expect a share of a replacement's cost, not new for old. Cleaning can only bring the property back to the standard recorded at check-in.
Back each deduction with a quote, invoice or receipt and the photos that show the change since check-in.
Evidence the deposit schemes expect
The deposit is the tenant's money until you prove otherwise. You must show evidence for every deduction, and a signed, dated check-in inventory with photos is the key evidence, alongside the check-out report.
Returning the deposit and disputes
Return the deposit within 10 days of you and the tenant agreeing how much they get back. If you can't agree, the deposit stays protected and the scheme's free dispute resolution service can decide, if you both agree to use it.
Pets
You can deduct proven pet damage from the deposit. You can't charge a pet fee or make the tenant pay for pet insurance, and the deposit cap doesn't change: 5 weeks' rent, or 6 weeks' where the annual rent is £50,000 or more.
Who pays for the check-out
You can't charge a tenant for an inventory, check-in or check-out. They aren't on the Tenant Fees Act's list of permitted payments, and anything not on that list is banned.
Rooms and items covered
Every room has blank rows for anything not listed, and an "Other room" page covers extra rooms. Copy a bedroom page for larger properties.
- Entrance and hallway: front door and locks, door entry or bell, stairs and banisters, walls, ceiling, flooring, lights and switches, sockets, radiator, smoke alarm.
- Living room: door, walls, ceiling, flooring, windows and sills, curtains or blinds, lights and switches, sockets, radiator, fireplace, sofa and chairs, tables, shelving.
- Kitchen: door, walls, ceiling, flooring, windows and sills, worktops, cupboards and drawers, sink and taps, oven and hob, extractor, fridge or freezer, washing machine, lights and switches, sockets, radiator.
- Bedroom 1: door, walls, ceiling, flooring, windows and sills, curtains or blinds, lights and switches, sockets, radiator, bed and mattress, wardrobe, chest of drawers.
- Bedroom 2: door, walls, ceiling, flooring, windows and sills, curtains or blinds, lights and switches, sockets, radiator, bed and mattress, wardrobe, chest of drawers.
- Bedroom 3: door, walls, ceiling, flooring, windows and sills, curtains or blinds, lights and switches, sockets, radiator, bed and mattress, wardrobe, chest of drawers.
- Bathroom: door, walls and tiling, ceiling, flooring, window, bath or shower, shower screen or curtain, toilet, basin and taps, sealant, extractor fan, mirror or cabinet, lights, radiator or towel rail.
- Garden and outside: gates and fences, lawn and borders, patio and paths, shed or outbuildings, bins, outside lights.
Frequently asked questions
- How long do I have to return the deposit?
- Within 10 days of you and the tenant agreeing how much they get back. If you can't agree, the scheme's free dispute service can decide.
- Can I charge for professional cleaning?
- Only to bring the property back to the standard recorded at check-in, and you need evidence such as the check-in report, photos and an invoice.
- Can I keep the deposit for unpaid rent?
- Only if the tenancy agreement allows it and you can evidence what is owed. If the tenant doesn't agree, use the scheme's dispute service.
- What if the tenant doesn't come to the check-out?
- Carry it out anyway, take dated photos of every room and send the tenant a copy of the report with your proposed deductions.
Sources
Checked on 12 October 2026.
- Deposit protection schemes and landlords (GOV.UK)
- Deposit protection schemes and landlords: disputes (GOV.UK)
- Tenancy deposit protection: disputes and problems (GOV.UK)
- Assured tenancy agreements: if a tenant wants a pet (GOV.UK)
- Fees you can charge as part of a tenancy (GOV.UK)
- Tenant Fees Act 2019, Schedule 1: permitted payments (legislation.gov.uk)
- In disputes, be fair (Deposit Protection Service)
- Common dispute questions (Deposit Protection Service)
- Deposits, disputes and damages guide (mydeposits)