Deposits
Tenancy deposit protection in England
How to protect a tenant's deposit in an authorised scheme, serve prescribed information, and avoid section 21 and compensation pitfalls.
Last reviewed: 15 October 2026 · About 9 min read · England only
Who must protect
If you take a tenancy deposit for an assured shorthold tenancy in England, you must protect it in a government authorised scheme and follow the rules in the Housing Act 2004 and the Tenancy Deposit Protection Regulations 2007.
Assured periodic tenancies under the Renters' Rights Act 2025 remain assured tenancies; deposit protection duties still apply when you take a deposit. Holding deposits follow separate GOV.UK guidance for landlords on tenancy deposit protection.
How to comply
- Pay the full deposit into an authorised scheme (custodial or insured).
- Do this within 30 days of receiving the deposit.
- Give the tenant prescribed information about the scheme and deposit within the same 30-day window.
Failure can lead to a tenant applying for a court order to require protection and for compensation of between one and three times the deposit. Even after section 21 was abolished in 2026, deposit compliance remains essential for possession and disputes.
Prescribed information
The scheme provides a template or instructions. Prescribed information includes the property address, deposit amount, scheme contact details, and how the scheme's dispute resolution works. Keep proof of service.
Your written statement should record the deposit amount and circumstances in which deductions may be made, consistent with the scheme rules.
Disputes and deductions
At the end of the tenancy, return the deposit or agree deductions. If you disagree, the scheme offers free alternative dispute resolution for eligible disputes. An inventory and check-in report helps evidence condition at the start.
Frequently asked questions
- How long do I have to protect a deposit?
- For assured shorthold tenancies, the deposit must be protected in an authorised scheme within 30 days of receipt, and prescribed information must be given to the tenant within the same period.
- Which schemes are authorised?
- GOV.UK lists the approved tenancy deposit protection schemes for England and Wales. Use only an authorised scheme.
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This guide is general information for landlords in England. It is not legal advice. Laws and official forms change; check the linked GOV.UK and legislation pages for the latest position.