The 30-second version
- Protect the deposit in a government-approved scheme and give the tenant the prescribed information within 30 days.
- The cap is 5 weeks' rent (annual rent under £50,000) or 6 weeks (£50,000 or more). There is no separate pet deposit.
- Since 1 May 2026, a deposit that wasn't protected properly blocks possession on most grounds until it is returned.
- A court can also order the landlord to pay 1 to 3 times the deposit.
- Disputes are rare: about 1% of deposits go to adjudication, and cleaning is the most common reason.
The rules, in order
- Take no more than the cap: 5 weeks' rent, or 6 weeks if annual rent is £50,000 or more.
- Protect within 30 days of receiving it, in a custodial or insured scheme.
- Serve the prescribed information within the same 30 days, and keep proof.
- Return it within 10 days once you and the tenant agree the amount.
If anything is missed, the tenant can claim 1 to 3 times the deposit, and most possession claims can't succeed until it is put right.
What disputes are about
In the year to March 2025, around 4.7 million deposits worth £5.53bn were protected in England and Wales. Only about 1% went to adjudication. The issues raised:
| Reason | Share of cases |
|---|---|
| Cleaning | 54% |
| Damage | 49% |
| Redecoration | 31% |
| Gardening | 14% |
| Rent arrears | 10% |
Most disputes raise more than one issue. Adjudicators decide on evidence and allow for fair wear and tear.
What to do now
- Audit every current tenancy: scheme certificate, prescribed information and proof of service.
- Check the amount against the 5-week cap, especially after any rent change.
- Make a detailed inventory with dated photos at check-in.
- Do a matching check-out report and propose deductions promptly and clearly.
How Morgan Prescott handles this
On managed properties we protect every deposit, serve the prescribed information and keep the inventory and check-out evidence on file, so the paperwork is right before it's ever needed.
Property management in London →Questions landlords ask
What if I protected the deposit late?
You can still be ordered to pay 1 to 3 times the deposit, and most possession claims are blocked until it is returned or the claim settled. Take legal advice.
Can I take a pet deposit?
No. Everything must sit within the 5-week cap (or 6 weeks for annual rent of £50,000 or more).
How long do I have to return a deposit?
Within 10 days of agreeing the amount with the tenant.
Who decides a dispute?
The scheme's free adjudication service, if both sides agree to use it, based on the evidence each side provides.
Sources, checked 3 November 2026
- GOV.UK: Tenancy deposit protection
- legislation.gov.uk: Housing Act 2004, section 213
- GOV.UK: Tenant Fees Act 2019 guidance
- TDS: Statistical Briefing
General information, not legal advice. Rules and figures change, so check GOV.UK or a qualified adviser before acting.