Guide · Deposits
Tenancy deposit protection: what landlords need to know
If you take a deposit on an assured shorthold tenancy in England, you must protect it in a government-approved scheme and tell your tenants how. It is one of the rules with the heaviest penalties, and one of the simplest to get right.
Updated 21 September 2026
The 30-day rule
You must protect the deposit in a government-approved scheme within 30 days of receiving it. Within the same 30 days, you must give your tenants the prescribed information: which scheme holds it, how to get it back, and what happens if there is a dispute.
The approved schemes
There are three government-approved schemes in England:
- Deposit Protection Service (DPS)
- mydeposits
- Tenancy Deposit Scheme (TDS)
Custodial or insured
In a custodial scheme the scheme holds the money and it is free to use. In an insured scheme you keep the deposit and pay a fee, and the scheme insures it against you failing to return it. Either satisfies the law.
Protection has no renewal date
Once protected, a deposit stays protected for the length of that tenancy. It does not expire on a date, and it is returned or re-protected when the tenancy ends. A new tenant means a new deposit and a new protection, which is why deposit records belong with the tenancy rather than the property.
How much you can take
Under the Tenant Fees Act 2019, a deposit is capped at five weeks’ rent where the annual rent is under £50,000, and six weeks’ rent where it is £50,000 or more.
Getting it wrong
If you fail to protect the deposit or serve the prescribed information in time, your tenant can apply to court, which can order you to pay them between one and three times the deposit, as well as returning it. It can also affect your ability to regain possession.
Returning the deposit
At the end of the tenancy, agree any deductions with your tenant. Once the amount is agreed, the deposit must be returned within ten days. If you cannot agree, the scheme’s free dispute resolution service can decide.
Where this applies
This guide covers England. Wales, Scotland and Northern Ireland have their own rules, so check the requirements for where your property is.
Common questions
- Does a tenancy deposit ever expire?
- No. It is protected for the length of the tenancy and dealt with when the tenancy ends. There is no expiry date to renew.
- What happens when a new tenant moves in?
- The previous deposit is returned under the old tenancy, and the new tenant’s deposit is protected afresh, with its own prescribed information, within 30 days.