Student Deposits: The Complete UK Rights Guide

Every year, students lose thousands to unfair deposit deductions. Scuffed paint, "professional cleaning," mysterious damages you didn't cause.

Here's how to protect yourself.

How Much Will You Pay?

Typical student accommodation deposits:

Legal cap: Since 2019, deposits for private rentals are capped at 5 weeks' rent (for annual rent under £50,000).

Deposit Protection: Know the Law

For Private Rentals (Assured Shorthold Tenancies)

Your landlord MUST by law:

1. Protect your deposit in a government-approved scheme within 30 days
2. Give you written details of which scheme, how to get it back, and how to dispute
3. Return it within 10 days of agreeing what you're owed at the end

The three approved schemes:

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

If they don't protect it: You can claim 1-3x your deposit back through the courts. Yes, really.

For PBSA (Unite, iQ, Student Roost, etc.)

Here's the catch: Purpose-Built Student Accommodation often operates under a licence, not a tenancy.

This means:

• Deposit protection may not be legally required
• Different rules apply
• But most major providers have their own complaints processes

Always check your contract to see if it's a "licence" or "tenancy."

What Can They Actually Deduct?

Legitimate deductions:

• Damage beyond normal wear and tear
• Missing items from the inventory
• Unpaid rent or bills
• Cleaning if you left it in unreasonable condition

NOT legitimate:

• Normal wear and tear (scuffed paintwork, worn carpets)
• Faded curtains from sunlight
• Professional cleaning if you left it reasonably clean
• Redecorating to upgrade the property

The Inventory Is Everything

I cannot stress this enough: Photos are your evidence. Without them, it's your word against theirs.

At Move-Out: The Checklist

1. Clean thoroughly - Kitchen, bathroom, floors, windows
2. Return furniture to original positions
3. Remove all belongings - Check cupboards, drawers
4. Take dated photos of everything
5. Return keys properly - Get a receipt
6. Request a check-out inspection - Be present if possible

How to Dispute Unfair Deductions

Step 1: Challenge in Writing

If you disagree with deductions:

1. Write a formal email explaining why you dispute each charge
2. Attach your move-in photos as evidence
3. Quote "fair wear and tear" for appropriate items
4. Be specific: "The £200 cleaning charge is unfair because..."

Step 2: Use the Deposit Scheme's Dispute Service

All three protection schemes offer FREE dispute resolution:

• You submit your evidence
• Landlord submits theirs
• An independent adjudicator decides
• Decision is binding

This is much cheaper and easier than court.

Step 3: Escalate if Needed

• PBSA complaints: Use their internal complaints process, then the property ombudsman
• Private rentals: Citizens Advice, then small claims court if necessary

Common Scams and How to Fight Back

"Professional Cleaning: £250"

Fight back: If you cleaned reasonably, challenge it. Ask for receipts and explain the property was left in acceptable condition.

"Redecoration: £400"

Fight back: Normal wear and tear (scuffed walls, faded paint) is expected. They can only charge if YOU caused specific damage.

"Missing Items"

Fight back: Reference your move-in inventory. If items were missing when you arrived, you documented it, right?

"Full Deposit Retained"

Fight back: This is almost always illegal. They must provide an itemised list of deductions.

PBSA-Specific Tips

For Unite, iQ, Student Roost, etc.:

1. Read the contract carefully - What does it say about deposits?
2. Document at move-in - Same as private rentals
3. Use their complaints process first - Required before escalating
4. Contact the Property Ombudsman if internal process fails

Know Your Numbers

The moral: It's worth disputing. Most students just accept unfair charges because they don't know they can fight back.

Quick Reference: Your Rights

✅ Deposit protected within 30 days (private rentals) ✅ Written "prescribed information" about the scheme ✅ Itemised list of any deductions ✅ Only charged for damage, not wear and tear ✅ Free dispute resolution through protection schemes ✅ Return within 10 days of agreement

❌ Cannot charge more than 5 weeks' rent ❌ Cannot deduct without evidence ❌ Cannot keep deposit without explanation ❌ Cannot charge for "betterment" (improving the property)

The Bottom Line

1. Document everything at move-in - Photos with dates
2. Read your contract - Know what you're signing
3. Clean properly at move-out - Don't give them excuses
4. Challenge unfair deductions - It's free and often works
5. Know your rights - Most students don't, and landlords count on that

Don't let them keep your money unfairly.

Find properties with transparent deposit policies →

Last updated: January 2026. This is general guidance - check current legislation for your specific situation.