Example: Deposit Demand Letter — Unfair Cleaning Deductions
Summary
This example is a Letter Before Action challenging a landlord's deduction of £450 for 'professional cleaning' from a £1,000 deposit. The tenant's check-in inventory recorded the property as 'generally clean with minor wear' and the check-out report noted 'clean throughout with normal wear and tear.' The letter argues that the deduction is unreasonable under the Tenant Fees Act 2019 (which prohibits charges beyond reasonable costs), that normal wear and tear cannot be charged to the tenant, and that the landlord has not provided invoices for the claimed cleaning. It demands refund of the £450 within 14 days.
The situation
You rented a flat for 18 months and paid a £1,000 deposit protected in the DPS. At checkout, the independent inventory clerk noted the property was 'clean throughout with normal wear and tear.' Your landlord deducted £450 for professional cleaning and returned only £550. No cleaning invoice was provided.
Legal grounds used
Tenant Fees Act 2019, Schedule 1: permitted payments do not include end-of-tenancy cleaning beyond restoring the property to its check-in condition (allowing for fair wear and tear). Landlord and Tenant Act 1985, s.11: the landlord's repairing obligation means deterioration from normal use is not the tenant's liability. DPS adjudication precedent: deductions must be evidenced by invoices and must reflect a genuine loss, not betterment.
How the letter argues the case
The letter sets out the tenancy dates, deposit amount, scheme reference, and the deduction claimed. It compares the check-in and check-out inventory side by side — both describe the property as clean. It notes the absence of any cleaning invoice and argues that the landlord is seeking betterment (a professional clean of a property that was not professionally cleaned at the start). The demand is specific: return £450 within 14 days or the tenant will refer the dispute to the DPS for adjudication and, if necessary, commence a County Court claim for the balance plus interest.
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This is an example of the kind of appeal letter GetRighted generates. Every letter is tailored to your specific circumstances — your operator, your location, your evidence, and the legal grounds that apply to your case.
Why detailed letters matter
Appeals citing specific legislation and evidence have significantly higher success rates than generic template letters. At POPLA, around 40–50% of appeals succeed overall, but well-evidenced appeals with legal citations win more often. Source: POPLA published statistics.
Sources
- Tenant Fees Act 2019, Schedule 1
- Landlord and Tenant Act 1985, Section 11
- DPS Adjudication Guidance
Frequently Asked Questions
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Related
- landlord-keeping-deposit
- unfair-cleaning-deduction
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