Evidence Checklist for a Tenancy Deposit Dispute
Documents to gather when your landlord has failed to return your deposit or made unfair deductions.
Overview
Landlords who make deductions from a tenancy deposit must justify each one. The burden is generally on the landlord to prove damage beyond fair wear and tear. A well-documented evidence bundle — particularly a detailed check-in and check-out inventory — puts you in a strong position in the deposit scheme's Alternative Dispute Resolution (ADR) process or in court.
Tenancy Documents
Signed tenancy agreement (AST)(Essential)
Deposit protection certificate and prescribed information(Essential)
Your landlord must have protected the deposit within 30 days of receiving it (Housing Act 2004, s.213)
Any written tenancy renewals or extensions
Tenancy check-in inventory (signed by both parties)(Essential)
This is your most important document — it establishes the baseline condition
Tenancy check-out inventory or report(Essential)
Photographic Evidence
Timestamped photographs taken on move-in day(Essential)
Cover every room, noting any pre-existing damage
Timestamped photographs taken on move-out day(Essential)
Photos of any repairs you carried out during the tenancy
Photos showing general cleanliness on departure
Communication Trail
All emails and letters about repairs, deposit deductions, or disputes(Essential)
Any receipts for professional cleaning or repairs you arranged
Undercuts any landlord claim you left the property dirty or damaged
Evidence of deposit scheme used (DPS, MyDeposits, or TDS)(Essential)
Record of when you requested the deposit back and the landlord's response(Essential)