How do I get my tenancy deposit back?

Step one: check it's protected

In England and Wales, if you rent on a standard tenancy your landlord must put your deposit in a government-approved scheme within 30 days of getting it. GOV.UK names three schemes: the Deposit Protection Service, MyDeposits and the Tenancy Deposit Scheme. Each has an online checker, so you can confirm yours in a minute with your postcode and the amount.

In England the deposit itself is capped at 5 weeks' rent if the annual rent is under £50,000. Our lesson Deposit protection covers what your landlord has to tell you in writing.

Not protected? GOV.UK says you may be able to apply to your local county court to get your deposit back. Write to your landlord or agent first, because they may settle to avoid the cost.

Step two: win it on day one

Most deposit fights are won or lost the day you move in, not the day you move out. Before you unpack:

• Get a copy of the check-in inventory and go through it room by room. Add anything missing, like the stain on the carpet or the wobbly wardrobe door.
• Take dated photos and a video of every room, including inside the oven, the fridge and the bathroom.
• Email the inventory notes and photos to your landlord or agent, so there's a record they received them.

Future you, standing in an empty flat with a mop, will be very grateful.

Step three: during the tenancy

Report repairs in writing as they happen. If the shower leaks for six months and you never mentioned it, the mouldy ceiling becomes your problem. Landlords can deduct for damage beyond normal use, unpaid rent and things like missing keys, but not for normal wear and tear: carpets that are a bit flatter, faded paint, small marks from everyday life. The Repairs and your rights lesson has more.

Step four: moving out

• Clean to the standard you found it (your check-in photos are the benchmark).
• Remove all your stuff and rubbish, including that drawer of mystery cables.
• Take another full set of dated photos and a video.
• Return every key and get a receipt or email confirming it.
• Give your forwarding address in writing and ask for the deposit back.

Then the clock starts. GOV.UK says your landlord must return your deposit within 10 days of you both agreeing how much you'll get back. Play through the whole thing in Moving out and getting your deposit back.

If you don't agree with the deductions

Don't panic and don't just accept it. Ask for an itemised list with evidence, like receipts or quotes. If you still disagree, every approved scheme offers a free dispute resolution service. An independent adjudicator looks at the evidence from both sides and decides. While you're disputing it, the money stays protected in the scheme.

This is where your photos earn their keep. The landlord has to show why a deduction is fair. Time limits apply, so contact your scheme quickly rather than letting it drift.

Joint tenants

If you rent with friends on one joint tenancy, there's usually one deposit for everyone. The scheme normally pays back in the split you all agree, so sort out who gets what (and who broke the kitchen blind) before you move out. More in Joint tenancy: all for one.

The rules in each nation

The bit to remember

Protected scheme, photos on day one, repairs in writing, photos on the last day, and the free dispute service if you need it. Do that and most deposits come back in full. The renting library has the rest of the survival kit.