Return the deposit within 10 days of agreeing how much the tenant gets back

A protected tenancy deposit is held when an assured tenancy ends.

Agree any deductions with the tenant and return the agreed amount within 10 days of agreeing it. In a custodial scheme, tell the scheme, which repays within 10 days of being notified. In an insured scheme, repay it yourself; if the tenant tells the scheme they have not been repaid within 10 days of asking, the scheme must direct you to pay the amount into the scheme within 10 days, and you must comply. If you cannot agree, the scheme can settle the dispute.

Deadline

10 days from agreeing the amount (or from the scheme being notified of the agreement or a decision), not from the end of the tenancy. Housing Act 2004 Schedule 10 paras 4 and 6.

• Written agreement on deductions
• Proof of repayment or of notifying the scheme

Other consequences

In an insured scheme the landlord must comply with the scheme's direction to pay the disputed or unpaid amount into the scheme (Schedule 10 para 6(9)). The deposit stays protected until any dispute is settled.

• Housing Act 2004, Schedule 10 (tenancy deposit schemes: repayment at the end of the tenancy, paras 4 and 6)legislation.gov.uk
• Renters' Rights Act 2025, s.26 (tenancy deposit requirements extended to all assured tenancies)legislation.gov.uk

Official guidance

GOV.UK states the 10-day return for landlords generally; the statute sets it through the scheme rules in Schedule 10, and for insured schemes the 10 days run from the tenant's request. Since 1 May 2026 the scheme rules cover all assured tenancies (RRA 2025 s.26), though the GOV.UK landlord page still refers to assured shorthold tenancies.

• Cap tenancy deposits at 5 weeks' rent (6 weeks if annual rent is £50,000 or more)In force since 1 Jun 2019Fine up to £5,000

  A tenancy deposit cannot exceed 5 weeks' rent where annual rent is under £50,000, or 6 weeks' rent where annual rent is £50,000 or more. Any excess is a prohibited payment.

• Protect a tenancy deposit in an authorised scheme within 30 daysIn force since 6 Apr 2007

  Any money deposit for an assured tenancy must be protected in a government-approved scheme from receipt, with the scheme's initial requirements completed within 30 days. Deposits can only be money.

• Give the deposit prescribed information within 30 daysIn force since 6 Apr 2007

  Within 30 days of receiving a deposit, give the tenant and anyone who paid it on their behalf the prescribed information about the scheme and the deposit, in the prescribed form or substantially the same.