Leaving a rental property and getting your deposit back
Under the assured periodic tenancy system introduced in May 2026, tenants can generally end their tenancy by giving at least two months' notice. Check how the notice must be served and the relevant tenancy dates before committing to another move.
Not under the new private tenancy regime. Section 21 'no-fault' eviction ended on 1 May 2026. A landlord who wants possession must rely on an applicable statutory ground and follow the required notice and legal process.
It is a formal notice used where a landlord seeks possession relying on one or more statutory grounds. The reason could relate to matters such as qualifying rent arrears or antisocial behaviour, or specified circumstances in which the landlord genuinely needs the property back.
Not necessarily. A notice is generally the start of the legal possession process rather than an instruction allowing the landlord to remove you immediately. If you are unsure whether a notice is valid or what it means, take independent housing advice promptly.
A landlord must not simply lock you out because notice has expired. Where court action is required, the proper possession and enforcement process must be followed. Unlawful eviction is a serious matter.
Give valid notice, agree check-out arrangements, remove your belongings and rubbish, clean the property to the required standard and deal with any tenant caused damage. Take final meter readings, return all keys and keep photographs of the condition you leave behind.
You are expected to return the property to the same standard of cleanliness as at the start, allowing for fair wear and tear, and that may have included a professional clean. How you achieve that standard is generally your choice, but a professional cleaner is the norm.
The property's condition and contents are compared with the original inventory, allowing for fair wear and tear. Missing items, damage or cleaning issues may be recorded. A good check-out report provides evidence for discussing any proposed deposit deductions.
Potential deductions include unpaid rent, missing items, tenant-caused damage and reasonable costs where the property is returned below its original recorded cleanliness or condition, allowing for fair wear and tear. Deductions should reflect the landlord's actual loss, not provide 'new for old'.
Once landlord and tenant agree how much should be returned, the protected deposit should be repaid in accordance with the scheme rules, commonly within 10 days of agreement. Disputed sums can remain protected while the disagreement is resolved.
Ask for an explanation and supporting evidence and compare it with the inventory and check-out report. If you cannot agree, Ashtons' deposit scheme offers a dispute-resolution process where an independent adjudicator considers the evidence.
Take photographs of final readings, notify the relevant suppliers and council of your leaving date and provide a forwarding address where required. Keep copies of final bills so you can resolve any later query about the period for which you were responsible.
