Last reviewed March 2026 — LetterSure editorial team
Unfair deposit deductions are one of the most common disputes between tenants and landlords. A professional letter is often enough to get your money back — here is how to write one that works.
In England and Wales, your landlord must protect your deposit in a government-approved tenancy deposit scheme within 30 days of receiving it. The three approved schemes are the Deposit Protection Service, MyDeposits, and the Tenancy Deposit Scheme. Your landlord must return your deposit within 10 days of you both agreeing how much will be returned.
Landlords can only make deductions for damage beyond fair wear and tear, unpaid rent, cleaning if the property is left in a worse condition than at the start, and missing items from the inventory. They cannot deduct for general wear and tear, repainting due to normal use, or replacing items that were already old or worn.
Generate your deposit dispute letter in 60 seconds
Answer a few questions and get a professional letter ready to send
Generate my deposit dispute letter — £6.99Wear and tear claimed as damage
Scuffs on walls, minor carpet wear, and faded paintwork are normal wear and tear and cannot be charged to you.
Cleaning charges for a clean property
If you left the property in the same condition as you found it, cleaning charges are not justified.
Replacing old items
A landlord cannot charge you full replacement cost for an item that was already several years old.
Deductions without evidence
Your landlord must provide receipts or quotes to justify any deduction.
Deductions not mentioned at check-out
If an issue was not raised at the check-out inspection it is difficult for a landlord to justify deducting for it later.
Deductions exceeding actual cost
Landlords can only claim what repairs or replacements actually cost — not an inflated amount.
Your name and the property address
Make clear which tenancy and property the dispute relates to.
Your tenancy dates
State when your tenancy started and ended.
The deposit amount and scheme
State the total deposit and which scheme it was protected in.
Which deductions you are disputing
Go through each deduction one by one and explain why you disagree.
Evidence you have
Mention any photos, check-in inventory, or check-out report that supports your position.
What you want
State clearly how much you want returned and by when.
If your landlord rejects your dispute letter, you can raise a formal dispute with the tenancy deposit scheme that holds your deposit. This is free and the scheme's adjudicator will review both sides of the dispute and make a binding decision. You will need to provide evidence such as photos, the check-in inventory, and the check-out report.
Most deposit disputes are resolved at the letter stage or through the scheme's dispute process. Going to court is rarely necessary for deposit disputes.
Ready to dispute your deposit?
LetterSure generates a professional deposit dispute letter in under 60 seconds. Answer a few questions and download as PDF or Word.
Generate my dispute letter — £6.99Or get Pro for £12.99/month for unlimited letters
Can my landlord deduct for wear and tear?
No. Landlords cannot deduct for fair wear and tear — scuffs on walls, minor carpet wear, and faded paintwork from normal use are expected and cannot be charged. Deductions are only allowed for damage beyond fair wear and tear, unpaid rent, cleaning, and missing inventory items.
How long does a landlord have to return my deposit?
Your landlord must return your deposit within 10 days of you both agreeing how much will be returned. If you disagree with proposed deductions, raise a formal dispute with the tenancy deposit scheme — this is free.
What can I do if my landlord makes unfair deductions?
Write a formal dispute letter setting out which deductions you are challenging and why. If your landlord rejects your letter, raise a formal dispute with the tenancy deposit scheme. The adjudicator will review both sides and make a binding decision for free.
What evidence do I need to dispute a deposit deduction?
The most useful evidence is a check-in inventory, photos taken at the start and end of the tenancy, and the check-out report. If your landlord cannot show damage was caused during your tenancy, they cannot justify the deduction.
Where is my deposit protected in England?
In England and Wales, deposits must be protected in one of three government-approved schemes: the Deposit Protection Service, MyDeposits, or the Tenancy Deposit Scheme. Your landlord must protect your deposit within 30 days of receiving it.
This guide is for general information only. LetterSure letters are personal correspondence drafts and do not constitute legal advice. For legal matters consult a qualified solicitor at solicitors.lawsociety.org.uk.