Guide

End-of-tenancy repairs and tenancy deposits

Short answer

A landlord must protect a deposit in one of three government schemes within 30 days. At the end, the landlord can claim for damage beyond fair wear and tear, but not to improve the home. The deposit goes back within 10 days of agreement. If you disagree, the scheme offers free dispute resolution.

Updated 15 October 2026 · 3 min read · 6 sources

How deposit protection works

In England, a landlord or agent must place a deposit in one of three schemes within 30 days of taking it. The schemes are the Deposit Protection Service, MyDeposits and the Tenancy Deposit Scheme.

On 1 May 2026, assured periodic tenancies replaced assured shorthold tenancies. GOV.UK says deposit protection applies to these tenancies.

For annual rent under £50,000, the deposit can be at most 5 weeks’ rent. Between £50,000 and £100,000, the limit is 6 weeks.

Fair wear and tear, or damage

The Deposit Protection Service says its adjudicators must allow for fair wear and tear. That means the decline that comes from reasonable use and time.

It looks at the length of the tenancy, the number of people in the home and the age and quality of each item. Burns, stains and breakages count as damage.

Light scuffs on walls after several years: usually wear and tear.
Carpet worn along a walkway: usually wear and tear.
A burn in a worktop or a large stain on a carpet: usually damage.
Many holes from screws and nails with no agreement: often damage.

No betterment

A landlord cannot use the deposit to leave the home better than at the start. The Deposit Protection Service calls this betterment.

For example, a five-year-old carpet with one stain does not justify the full price of a new carpet. A fair claim reflects the age of the item.

Evidence wins disputes

The Deposit Protection Service gives most weight to check-in and check-out reports that all parties signed. If a report is not signed, dated photos should support it.

Landlords: keep receipts and dated photos of each repair. Tenants: take your own dated photos when you move in and when you leave.

Repairs a handyman can do between tenancies

A handyman can do most small repairs between tenancies. Get a written price for each item, because a fair claim needs a fair cost.

Fill holes and touch up or repaint walls.
Fix or replace broken handles, hinges, catches and blinds.
Reseal baths, basins and showers.
Clear rubbish left in the house or garden. Oxford HMO licence conditions require this before the next tenancy.

If you cannot agree

The deposit stays protected in the scheme until the dispute is settled. Each scheme offers a free dispute resolution service.

Both sides must agree to use it and send evidence. GOV.UK says the decision is final. The deposit must go back within 10 days of agreeing the amount.

Questions

Can my landlord charge for repainting?

Only for damage beyond fair wear and tear, and only a fair share of the cost. Paint wears with time, so the Deposit Protection Service considers the age of the decoration and the length of the tenancy.

How long does my landlord have to protect my deposit?

30 days from receiving it. GOV.UK says it must go into the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme.

What if my deposit was never protected?

GOV.UK says you may be able to apply to your local county court to get the deposit back. Write to the landlord, and the agent if there is one, before you claim.