End of tenancy repairs and deposits

The short answer

At the end of a tenancy the deposit can only be used for actual loss — damage beyond fair wear and tear, cleaning to the check-in standard, unpaid rent or missing items. Scottish deposits sit in an approved scheme, and adjudicators look for a dated inventory, check-in and check-out photographs, invoices, and a deduction that accounts for the age of the item.

What the work involves

A check-out inspection against the inventory, a written schedule of claimed items with evidence, quotes or invoices, and a proposal to the tenant before any scheme claim.

Rules and responsibilities in Scotland

Deposits must be lodged with an approved Scottish tenancy deposit scheme within 30 working days. Deductions are decided by scheme adjudication if not agreed. Fair wear and tear cannot be charged.

What commonly goes wrong

Claiming the full replacement cost of an aged carpet or repaint, and running a check-out with no matching check-in evidence.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

• Depreciation must be applied, so a five-year-old carpet cannot be claimed at full replacement cost.
• Professional cleaning can only be claimed to the standard evidenced at check-in.
• Small repairs done promptly between tenancies cost less than a disputed claim.

What to do, in order

1. 1Compare the property against the check-in inventory room by room.
2. 2Photograph every claimed item from the same angle as check-in.
3. 3Get quotes or invoices rather than estimating figures.
4. 4Apply depreciation for the age of each item.
5. 5Put the proposal to the tenant in writing before raising a scheme claim.

Local detail for the Lothians

• Edinburgh's student cycle concentrates check-outs into a few summer weeks, so contractors and inventory clerks book up early.
• Tenement stair damage caused during a move is often raised by other owners and needs handling separately from the deposit.
• Short void windows in the city make same-week cleaning and repair scheduling important.

When you need a professional

An independent inventory clerk strengthens the evidence, and the deposit scheme's adjudication service resolves disputes without court.

Common questions

What counts as fair wear and tear?

Deterioration from normal use over the length of the tenancy — worn carpet in a hallway, minor scuffs on paintwork — as opposed to damage or neglect.

How are deposit disputes decided in Scotland?

By free adjudication through the approved tenancy deposit scheme holding the money, based on the evidence both sides supply.

Related pages

• Inventory and schedule of condition

  The document that decides most deposit disputes, and how to build one that holds up.

• Void deep clean

  The clean that gets a property back to letting or marketing standard, room by room.

• Furniture and furnishings in a let

  Fire labels, wear and tear, and deciding what to supply in the first place.