Deposit Deduction Calculator

When a tenancy ends, landlords can deduct from the deposit for damage beyond fair wear and tear. The amount they can deduct depends on the item’s age and how much useful life it had remaining. This calculator uses a depreciation method to estimate a fair deduction. Both landlords and renters can use it to check whether a proposed deduction is proportionate.

How to use this calculator

1. Select whether you are a landlord or a renter.
2. Select the item type and enter its age at the start of the tenancy.
3. Enter the tenancy length and the cost of repair or replacement.

Who are you? *LandlordRenter

Item type *— Select an item —Carpet (standard)Carpet (premium)Laminate or wood flooringInternal doorKitchen appliance (fridge, washing machine, dishwasher)MattressSofa or upholstered furnitureCurtains or blindsPainted wall (standard condition)Bathroom suite (bath, toilet, basin)General item (not listed)

Age of item at start of tenancy (years) *

Length of tenancy (months) *

Cost to repair or replace the item (£) *

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Understanding your results

The fair deduction figure is based on the proportion of useful life the item had remaining at the end of the tenancy. An item that was near the end of its expected life attracts a lower deduction than a new one. The landlord cannot recover the full cost of replacing something that would have needed replacing soon regardless. Tenancy deposit scheme adjudicators use this same principle, alongside photographic evidence and the check-in and check-out inventory.

Tenancy deposits and deposit protection

Tenancy deposits in England must be held in one of three government-approved deposit protection schemes: the Deposit Protection Service (DPS), MyDeposits, or the Tenancy Deposit Scheme (TDS). Where a landlord and tenant cannot agree on deductions, the deposit scheme offers a free adjudication service. Adjudicators apply a depreciation approach to assess fair deduction amounts for damaged items.

The burden of proof is on the landlord to demonstrate that damage occurred and that it is beyond fair wear and tear. Under the Tenant Fees Act 2019, landlords in England cannot charge fees for repairs or maintenance that are their legal responsibility.