Security Deposit Inspection Checklist: Know What Can and Can't Be Deducted
Security deposits are a major source of conflict between tenants and landlords. This checklist focuses specifically on the items that commonly lead to deposit deductions — so you can document them clearly, challenge unfair charges, and get your full deposit back.
Start your free report ↓What landlords are allowed to deduct
Legitimate deposit deductions generally include:
- Damage beyond normal wear and tear caused by the tenant
- Missing or broken fixtures and fittings not present at move-in
- Cleaning costs if the property is left in a worse state than at move-in
- Unpaid rent or utility bills that were the tenant's responsibility
- Replacement of items lost or destroyed (e.g. keys, remote controls)
What landlords cannot deduct
These are commonly disputed — and commonly wrongly charged:
- Normal wear and tear (minor scuffs, carpet wear in main areas, faded paintwork)
- Repairs for issues that existed before your tenancy
- Improvements or upgrades — they cannot charge you to renovate
- Their own failure to maintain the property (e.g. persistent damp from structural issues)
- Professional cleaning if the property was not professionally cleaned at the start
Key rule: The property should be returned in the same condition as at move-in, adjusted for fair wear and tear. A move-in report with photos is the only reliable baseline.
Deposit checklist: high-risk deduction areas
Walls and paintwork
- Document all marks and scuffs at move-in — minor ones are wear and tear
- Large holes from shelves, TV mounts, or picture rails — these are damage
- Stains from smoke, mould, or spills — damage, document pre-existing ones
- Patches of paint significantly different in colour — only if you caused it
Flooring
- Carpet: general wear in living areas is normal; large stains, burns, or tears are damage
- Wood or laminate: minor surface scratches are normal; deep gouges or warping are damage
- Tiles: pre-existing cracks must be documented at move-in
Appliances
- Oven: normal cooking grime builds up — negotiate what was clean at start
- Fridge: mould or extreme odour can be charged; normal use cannot
- Washing machine: blockages from improper use may be charged
Bathroom
- Limescale and mould in poorly ventilated bathrooms — often disputed; document at start
- Cracked toilet seat or basin — damage if not present at move-in
- Silicone seal discolouration — can be contested as normal if ventilation was poor
Furniture (furnished properties)
- Normal wear on sofas or mattresses — not chargeable
- Burns, tears, or broken frames — chargeable damage
- Missing items — chargeable; see furnished inventory checklist
How to dispute an unfair deposit deduction
- Request an itemised breakdown of all deductions in writing
- Compare each item to your move-in report and photos
- Respond in writing, attaching your evidence, within the landlord's stated timeframe
- If unresolved, use your deposit protection scheme's dispute resolution service (UK: TDS, DPS, mydeposits)
- As a last resort, seek advice from a local tenants' rights organisation
Frequently asked questions
Wear and tear is the natural deterioration that happens from everyday use over time — minor scuffs, slight carpet wear, small nail holes. Damage is anything beyond that: large holes, burns, deep stains, or broken fixtures. The longer you lived there, the more wear and tear is expected.
Only if the property was professionally cleaned before you moved in. If it was not, you only have to return it to the same standard. This is why documenting the cleanliness level at move-in matters.
No. Landlords must account for the age and condition of the carpet at move-in. If it had 5 years of useful life left and you damaged it after 2 years, they can only claim for the remaining 3 years of value — not a full replacement.
You are in a weaker position, but not without options. Any photos taken during the tenancy, communications mentioning pre-existing issues, or witnesses can support your case. Go through the dispute process — landlords still need to prove their charges.