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, the protection scheme has 10 days to pay it out. There's no statutory deadline on the landlord proposing deductions, and there's no statutory deadline on you having to accept them.
That means “how long does my landlord have?” is really two questions:
- How long until the conversation starts? No statutory limit — but landlords who delay materially weaken their position at adjudication.
- How long until I see the money once we've agreed? 10 days, by scheme rule.
What the 10-day rule actually says
All three UK deposit protection schemes (DPS, mydeposits, TDS) operate the same rule: from the point both parties have agreed on what should be returned, the scheme pays out within 10 calendar days. 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 only £1,000 lands and your landlord still hasn't had their £200, that's a scheme issue, not a landlord issue — chase the scheme.
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. Custodial scheme is the default for private landlords.
- 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 deadline for the scheme to pay out an agreed amount — 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.
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 almost always loses at scheme adjudication.