Fair wear and tear
This is the most important concept in deposit disputes. Fair wear and tear means the natural deterioration that happens through normal living. Scuffed paintwork, slightly worn carpets, faded curtains, minor marks on walls — these are all fair wear and tear. Your landlord cannot deduct for them.
The property does not need to be returned in brand-new condition. It needs to be in the condition you received it, minus reasonable deterioration from normal daily use.
What landlords can deduct for
Damage beyond normal wear and tear — holes in walls, broken windows, cigarette burns, smashed tiles. Unpaid rent at the end of the tenancy. Missing inventory items that were listed at check-in. Cleaning only if the property is left significantly dirtier than when you moved in.
What landlords cannot deduct for
Normal wear and tear. Pre-existing damage. Replacing items that were already old — they must account for remaining lifespan ("betterment"). Professional cleaning if the property was left in a reasonable state. Using a specific cleaning company chosen by the landlord — this may be unfair under the Consumer Rights Act 2015.
How to dispute unfair deductions
If your landlord proposes deductions you disagree with, raise a dispute through the deposit scheme (DPS, MyDeposits, or TDS). Every scheme offers free adjudication. An independent adjudicator reviews evidence from both sides and makes a binding decision. You do not need a solicitor.
Critical tip: Take a video walkthrough of the property when you move in AND when you move out. Timestamped video evidence is extremely powerful in deposit disputes. If you didn't do this at move-in, start now — a mid-tenancy record is better than nothing.