How Much Deposit Can a Landlord Ask For, and How Is It Protected?

How Much Can a Landlord Ask For?

In England, landlords can charge a maximum of:

• Five weeks' rent if the annual rent is less than £50,000
• Six weeks' rent if the annual rent is £50,000 or more

This limit was introduced by the Tenant Fees Act 2019, which applies to most private tenancies in England. The cap is still in force in 2025 and applies to assured shorthold tenancies, student lets, and licence agreements.

How Do You Calculate It?

To work out the legal maximum deposit:

• Multiply the weekly rent by 5 (or 6 if applicable)
• Weekly rent = (monthly rent x 12) ÷ 52

For example, if your monthly rent is £1,000:
(£1,000 × 12) ÷ 52 = £230.77 weekly rent
Deposit cap = £230.77 × 5 = £1,153.85

Can a Landlord Charge More for Other Reasons?

No, landlords cannot legally request extra funds labelled as "additional deposits" (e.g., for pets or furnishings) if it pushes the total above the five - or six-week cap. Any such request is unlawful under the Tenant Fees Act and should be reported to local Trading Standards.

How Is My Deposit Protected?

Landlords must protect your deposit in a government-approved tenancy deposit protection (TDP) scheme within 30 calendar days of receiving it. You should receive written confirmation that your deposit has been protected, including:

• The name and contact details of the scheme
• Your tenancy address and deposit amount
• How to get your deposit back at the end of the tenancy
• What to do if there's a dispute

What Is a Tenancy Deposit Scheme?

A tenancy deposit scheme is a government-backed service that ensures your deposit is held securely and returned fairly at the end of your tenancy. There are three approved providers in England:

• Deposit Protection Service (DPS)
• MyDeposits
• Tenancy Deposit Scheme (TDS)

Landlords can choose between two types of scheme:

• Custodial scheme: The scheme holds the money for free until the end of the tenancy.
• Insurance-based scheme: The landlord keeps the money but pays a fee to insure it.

What Happens at the End of the Tenancy?

At the end of your tenancy, your landlord must return your deposit within 10 days of agreeing on how much you'll get back. If there's a disagreement - such as deductions for damage, cleaning, or unpaid rent - the deposit scheme will offer a free dispute resolution service.

Common Legitimate Deductions Include:

• Unpaid rent
• Excessive damage beyond fair wear and tear
• Unreasonable cleaning costs
• Missing items from inventory

However, landlords must provide evidence to justify any deductions. Photos, inventory check-ins, and invoices are typically required during disputes.

What If My Landlord Didn't Protect My Deposit?

If your landlord fails to protect your deposit within 30 days, they could face serious consequences, including:

• Being ordered to repay your full deposit
• Paying compensation of up to three times the deposit amount
• Being unable to serve a valid Section 21 notice (to evict you)

If you suspect your deposit hasn't been protected, contact the scheme directly using your tenancy details, or speak to Citizens Advice or your local council for support.

Tips for Tenants

• Always ask for confirmation that your deposit has been protected within 30 days
• Take your own photos at check-in and check-out to record the property's condition
• Ask for a written inventory at the start of your tenancy
• Pay rent on time and document all communication about repairs or issues

Tenancy deposits are tightly regulated to protect both landlords and tenants. As a renter in 2025, your landlord can charge no more than five or six weeks' rent, and they must protect your deposit using a government-approved scheme. Knowing your rights, keeping records, and staying informed will help ensure your money is returned fairly when your tenancy ends.