UK deposit and check-out guide
Cleaning is one of the most common reasons for deposit deductions. This guide covers who holds the deposit, what the check-out inspection looks at, and how cleaning deductions are decided, based on public rules in England and Scotland.
1. The deposit sits with a protection scheme
England
The landlord must protect the deposit in a government-approved scheme within 30 days. At the end of the tenancy the deposit should be returned within 10 days of agreeing the amount; disputes can go to the scheme’s free dispute resolution service.
Schemes: Deposit Protection Service (DPS), Tenancy Deposit Scheme (TDS) and mydeposits
Scotland (Edinburgh, Glasgow)
The landlord must protect the deposit in an approved Scottish scheme within 30 working days of the tenancy starting. Private residential tenancies have no fixed end date; a tenant gives at least 28 days’ written notice to leave. Disputes can go to the scheme’s free adjudication.
Schemes: SafeDeposits Scotland, Letting Protection Service Scotland and mydeposits Scotland
Purpose-built student accommodation may handle deposits under its own contract terms; check them before moving out.
2. Check-out: compared against the check-in inventory
The check-in inventory records each room’s condition, usually with photos. At check-out an agent or inventory clerk writes a check-out report; only differences from check-in can lead to deductions. The cleaning items that come up most often:
| Area | What the agent checks | Typical deduction if not done |
|---|---|---|
| Kitchen | Grease in the oven, trays, hob and extractor filters; fridge and freezer defrosted and empty; crumbs inside cupboards; limescale on the sink and taps | The most common item; usually charged at the cost of a professional oven or kitchen clean |
| Bathroom | Limescale on the shower, screen and taps; toilet inside and out; black mould on sealant; hair in drains; grout | Limescale and mould stand out in photos and often lead to a cleaning charge |
| Bedrooms & living room | Carpet stains and odours; dust and marks on skirting, door frames and switches; sills and inside windows; inside wardrobes and drawers | Carpet stains may be charged at carpet-cleaning cost; wall damage is a repair, not cleaning |
| Whole property | All belongings and rubbish removed; bins emptied; condition compared with the check-in inventory photos | Items left behind can lead to a removal charge |
3. How cleaning deductions should work
- Only the shortfall: a deduction should match a specific issue and cost what it takes to restore that item, not a full professional clean by default.
- No charge for fair wear and tear.
- Evidence: the landlord relies on the check-in and check-out reports and photos; the tenant’s photos count too.
- England: under the Tenant Fees Act 2019 a tenancy cannot require paid professional cleaning, but reasonable cleaning costs can still be deducted if the property is not clean.
4. A week before you move out
- Find the check-in inventory and photos.
- Give notice in writing as the tenancy requires (at least 28 days for a Scottish PRT).
- Book the clean a day or two before the inspection, leaving time for a re-clean.
- Switch off and defrost the fridge; remove belongings and rubbish.
- Photograph and video every room after the clean.
- If a deduction is proposed, ask for an itemised list; use the scheme’s free dispute service if needed.
FAQs
Can a landlord deduct for cleaning?
Yes, but only the reasonable cost of returning the property to its check-in standard, backed by evidence from the check-in and check-out reports. Fair wear and tear cannot be charged.
How is a dispute resolved?
Ask the landlord or agent to itemise the deduction in writing. If you cannot agree, the deposit scheme offers free dispute resolution based on both sides’ evidence.
Want it done to check-out standard?
Get a quoteGeneral information, not legal advice. Check gov.uk, mygov.scot and your deposit scheme for current rules.