How to Get Your Full Deposit Back in the UK (2026 Guide)
The Tenancy Deposit Scheme reports that cleaning is the single most common deduction (in over 50% of disputed cases), followed by damage and redecoration. The good news: every common deduction is avoidable with two hours of prep and a smart check-out routine.
The 7 most common deductions
- Cleaning — especially ovens, extractors and limescale
- Garden left overgrown or full of rubbish
- Picture hooks, screws and unfilled holes
- Stains on carpets and sofas
- Limescale on taps, shower screens and toilets
- Missing or broken inventory items (mirrors, blinds, smoke alarms)
- Bins not emptied; food left in cupboards
Your 2-hour pre-checkout checklist
- Re-read the check-in inventory — clean to that exact standard
- Photograph every room, every appliance and every cupboard before keys go back
- Fill picture-hook holes with white filler; sand and touch-up paint if you have it
- Defrost the freezer 24 hours before; leave fridge/freezer doors ajar
- Empty bins, cancel food deliveries, remove all food and toiletries
- Hoover everywhere including under beds and inside wardrobes
- Replace any blown lightbulbs and missing smoke-alarm batteries
When to book a professional clean
If the inventory says 'professionally cleaned' or you simply don't have a free day, an end of tenancy clean is the cheapest insurance against a £200–£500 deduction. UK averages are £150 (1-bed) to £320 (3-bed); ExpertHome includes a 48-hour re-clean guarantee so any agent flags are fixed free.
If you're disputed
Don't accept the first deduction. Reply in writing within 14 days, attach your dated photos, and request itemised invoices for any deductions (the deposit scheme rules require this). If you can't agree, escalate to the free dispute resolution service of your scheme (TDS, DPS or MyDeposits). Roughly 1 in 3 disputes is decided fully or partially in the tenant's favour.
Need this done?
ExpertHome's vetted UK teams handle end of tenancy cleaning nationwide with a free online quote.
FAQs
Can my landlord deduct for 'fair wear and tear'?
No. Fair wear and tear (minor carpet flattening, paint scuffs in high-traffic areas) cannot legally be deducted from your deposit.
How long does the landlord have to return the deposit?
10 days after you both agree the amount. If there's a dispute, the deposit is held by the scheme until it's resolved.
Do I need receipts to dispute a cleaning deduction?
No — but dated before-and-after photos are highly persuasive. Adjudicators rely heavily on them.