Almost every tenant who's reached the end of a tenancy has Googled this question, and almost every search result misquotes the rule. The rule is real. It's just not what most people think it is.
The short answer
Once you and your landlord agree on what should be returned, it should usually be paid out within 10 days — by the scheme if it holds the money, or by the landlord if the deposit is in an insured scheme. There's no statutory deadline on the landlord proposing deductions. But schemes do set time limits for raising a dispute (often counted from the end of the tenancy), so check your scheme's rules and don't let things drift.
That means “how long does my landlord have?” is really two questions:
- How long until the conversation starts? No statutory limit — though a landlord who delays may weaken their position at adjudication.
- How long until I see the money once we've agreed? Usually 10 days, by scheme rule.
What the 10-day rule actually says
All three government-approved deposit protection schemes in England (DPS, mydeposits, TDS) work to the same broad rule: from the point both parties have agreed on what should be returned, the money should be paid out within 10 days — by the scheme for a custodial deposit, or by the landlord for an insured one. The agreed amount goes to whoever the parties said it should go to.
If you and your landlord agree on a £200 deduction from a £1,200 deposit, that's an agreement. Within 10 days, you should receive £1,000 and your landlord £200. If your share doesn't arrive, chase whoever holds the money — the scheme for a custodial deposit, the landlord (and then the scheme) for an insured one.
When the clock starts
“Agreement” here means a written agreement on the figure, normally confirmed by both sides through the scheme's portal or by email. Verbal agreement won't start the clock — the scheme needs evidence of consent. So:
- You say: “I'm happy to accept £200 deducted, £1,000 returned to me.”
- The landlord says: “Agreed.”
- Both confirm via the scheme portal — or the agreement is forwarded to the scheme.
- The 10 days starts.
If the landlord is dragging their feet
You have three options:
- Chase. Email the landlord requesting a written response within 7 days. Mention the deposit scheme by name. Most delays end here.
- Single-claimant payout (custodial schemes only). Apply directly to the scheme for the deposit. The scheme writes to the landlord with a 14-day deadline. If they don't respond with a valid claim, the scheme typically releases the deposit to you.
- Formal dispute. If the landlord has proposed deductions you disagree with, escalate the disagreement to the scheme's alternative dispute resolution (ADR) service. The ADR adjudicates on the file the two sides submit. See our guide to deposit disputes — the ADR process.
How each scheme handles it
The mechanics are similar but the portals differ. Look up your deposit using the reference number on your prescribed information:
- DPS — “single claim” or “dispute” options. DPS runs both a custodial and an insured scheme; your prescribed information says which.
- mydeposits — “raise a dispute” option in your tenant account.
- TDS — “repayment request” through their Tenant Portal.
Background reading: our pillar guide on tenancy deposit protection explains how the schemes interact with the prescribed information, and our practical walkthrough on how to get your deposit back covers the move-out process end-to-end.
FAQ
Is the 10-day rule from the end of the tenancy or from when we agree?
From when you agree. The 10 days is the usual deadline for an agreed amount to be paid out — by the scheme if it holds the money (custodial), or by the landlord if the deposit is in an insured scheme — not for your landlord to propose deductions. So a landlord delaying the deduction conversation isn't breaching the 10-day rule, even if it's frustrating. Schemes do set time limits for raising a dispute, so check your scheme's rules rather than waiting indefinitely.
What if my landlord won't reply at all?
If the deposit is in a custodial scheme (where the scheme holds the cash), you can apply for a 'single-claimant' payout. The scheme contacts the landlord, gives them 14 days, and typically releases the deposit to you if they don't respond. Insured schemes work slightly differently — you usually have to raise a formal dispute first.
Can a landlord refuse to return any of the deposit?
Only with evidence. They have to itemise deductions, show why each is justified (with reference to the tenancy agreement and inventory), and cost them reasonably. A blanket refusal without itemisation is unlikely to succeed at scheme adjudication.