When your tenancy ends, your landlord has 10 days to return your deposit once both parties agree on any deductions. If you disagree with the amount your landlord wants to keep, either of you can raise a dispute through the deposit protection scheme's free alternative dispute resolution (ADR) service. This is the process used to resolve the vast majority of deposit disagreements in England, and it avoids the cost and complexity of going to court.
The adjudication process is evidence-based. Both you and your landlord submit your case along with supporting documents: check-in and check-out reports, photographs, receipts, tenancy agreements, and correspondence. An independent adjudicator reviews everything and decides how the deposit should be split. Their decision is binding on both parties once accepted.
The standard of proof is "the balance of probabilities", meaning the adjudicator decides which version of events is more likely based on the evidence. The burden of proof falls on the landlord, and they must demonstrate that the deductions they are claiming are justified. If they cannot provide adequate evidence, the deposit (or the disputed portion) is returned to you.
Ultimately, the outcome of a deposit dispute almost always comes down to who has better evidence. Timestamped photos from move-in and move-out, a detailed check-in report, and a clear record of the property's condition put you in the strongest possible position.
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