Rental Deposit Calculator 2026

The Tenant Fees Act 2019 and deposit caps

The Tenant Fees Act 2019 came into force in England on 1 June 2019 (for new tenancies) and 1 June 2020 (for all existing tenancies). The Act banned most letting fees charged to tenants and introduced strict caps on security deposits. Any deposit exceeding the permitted cap is a “prohibited payment” under the Act and is unlawful.

Local trading standards authorities are responsible for enforcing the Act. First-time offences can attract a civil penalty of up to £5,000. Repeat offences can result in a criminal conviction and unlimited fine.

Deposit protection schemes at a glance

In a custodial scheme the scheme holds the money. In an insured scheme the landlord holds the money but it is insured by the scheme.

Frequently asked questions

What is the maximum rental deposit a landlord can charge?

Under the Tenant Fees Act 2019 (which applies in England), the maximum security deposit a landlord or letting agent can charge is the equivalent of 5 weeks' rent where the annual rent is £50,000 or less. Where the annual rent exceeds £50,000, the cap rises to 6 weeks' rent. Charging more than these amounts is unlawful. Scotland and Wales have their own separate rules — tenancy deposits are capped at 2 months' rent in Scotland.

Where must a rental deposit be protected?

In England and Wales, landlords must protect a tenancy deposit in a government-approved tenancy deposit protection (TDP) scheme within 30 days of receiving it. The three approved schemes are the Deposit Protection Service (DPS), mydeposits, and the Tenancy Deposit Scheme (TDS). The landlord must also provide prescribed information about the scheme to the tenant.

What can a landlord deduct from a rental deposit?

A landlord may make deductions from a deposit for: unpaid rent, damage to the property beyond fair wear and tear, cleaning costs where the property has been left in a worse condition than at the start of the tenancy, and missing items from the inventory. They cannot deduct for normal wear and tear (expected deterioration from normal use over time). A detailed check-in and check-out inventory is essential to evidence the condition of the property.

What happens if my deposit is not protected?

If a landlord fails to protect your deposit within 30 days, or fails to provide you with the required prescribed information about the scheme, you can apply to the county court. The court can order the landlord to repay the deposit and pay you between 1 and 3 times the deposit amount as a penalty. Crucially, an unprotected deposit also prevents the landlord from serving a valid Section 21 notice to repossess the property.

How do I get my deposit back at the end of a tenancy?

At the end of the tenancy, request the return of your deposit from the landlord or letting agent. If they wish to make deductions, they must notify you with evidence (photos, invoices) within a reasonable timeframe. If you disagree with proposed deductions, most deposit protection schemes offer a free alternative dispute resolution (ADR) service. You and the landlord both submit evidence, and an independent adjudicator makes a binding decision — typically within 28 days.

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