In short (UK): Student halls and PBSA deposits should cover real damage and arrears, not everyday wear and tear. Use the check-in inventory, move-out photos, and written challenges. Protection schemes may not apply like private ASTs — the evidence habits still win. This is general guidance, not legal advice.
End of term and a long list of “making good” charges landed in your inbox? This guide covers the core rules — not a full tribunal pack. For a personalised plan and letter, use Refundly.
Halls vs Private Tenancy
| Setup | Deposit angle |
|---|---|
| University halls / many PBSA licences | Contract + unfair deduction challenge; scheme rules may differ |
| Private AST with agent/landlord | Often authorised deposit scheme dispute (TDS/DPS/MyDeposits) |
| Nomination agreement rooms | Read who holds the deposit and the complaints path |
Always find who holds the money and the stated return deadline.
Wear and Tear vs Chargeable Damage
| Usually not your bill | Often chargeable if proven |
|---|---|
| Light wall scuffs, sun fade | Large holes, broken furniture you caused |
| Carpet wear after a year | Burns, serious stains beyond ordinary use |
| Ageing kit that failed | Missing items on a signed inventory |
| Reasonable DIY clean | Contract-clear clean only if you left it well below check-in standard |
The check-in report is your best friend — photograph anything missed on day one.
Move-in photos, move-out video, and deduction deadlines decide most disputes
What to Do Next (High Level)
- Collect contract, inventory, payment proof, and timestamped move-out video.
- Reply line-by-line — accept only evidenced, fair items.
- Demand invoices, not round-number “standard” fees.
- Use the provider’s formal complaints process if negotiation stalls.
- For private ASTs, open a scheme dispute; for halls, escalate via university/ombudsman-style routes where available.
What Your Challenge Should Cover
Room and contract dates; deposit amount; each deduction disputed; wear-and-tear points; inventory photo references; amount that must be returned; deadline.
Refundly helps turn messy deduction lists into a structured challenge letter
Using Refundly
- Select housing / deposit return
- Wear-and-tear vs damage framing
- Personalised plan
- Challenge letter
- Track complaints deadlines
Final Tip
Film a full move-out walkthrough on the day you leave — including under beds and inside cupboards — before you hand back the key.
General information for UK consumers only — not legal advice. For private ASTs see deposit scheme rules (TDS, DPS, MyDeposits); halls contracts and UK nations can differ.
Common questions
Short answers to common questions on this topic.
- Can student halls keep my deposit for normal wear and tear?
- No — fair wear and tear from ordinary living is not damage. Faded paint, light scuffs, and tired carpets after a full academic year are usually the provider’s cost, not yours.
- Is my halls deposit in a tenancy deposit scheme?
- Not always. Some university halls and PBSA licences fall outside the standard AST deposit-protection regime that applies to many private tenancies. You still challenge unfair deductions with evidence; check your contract for the dispute process.
- What deductions are commonly challenged?
- Entire-room repaints for minor marks, “professional clean” when you left the room reasonably clean, missing inventory items you never had, and shared-area bills split without proof. Ask for invoices and the check-in report.
- How fast should halls return the deposit?
- Follow your contract deadlines and chase in writing the day after. Unexplained delay is a reason to escalate to the provider’s complaints process and, where relevant, university or redress schemes.
- Joint living — can they take everyone’s deposit for one flatmate’s damage?
- Contracts differ. Dispute vague communal charges; ask for evidence tying damage to you. Do not ignore the claim — respond with your inventory photos and a clear split of what you accept.