Deposit Dispute? How DPS, TDS & mydeposits Adjudication Really Works

If you and your landlord or agent can't agree on deductions, every UK deposit scheme offers a free, independent dispute service. Here's how it actually works — and how to win it.

The three schemes

Every deposit in England and Wales must be protected by one of:

• DPS (Deposit Protection Service)
• TDS (Tenancy Deposit Scheme)
• mydeposits

They all work broadly the same way: if there's a dispute, an independent adjudicator reviews the evidence from both sides and decides how the deposit is split. The decision is binding on the landlord if you accept it.

The golden rule: the burden of proof is on the landlord

This is the single most important thing to understand. The deposit is your money. The landlord must prove their claim to any of it — with a check-in inventory, a check-out report, photos, invoices and the tenancy agreement. If their evidence is weak, incomplete or missing, the adjudicator awards the money to you. You don't have to prove you left the property perfect; they have to prove you didn't.

What evidence wins disputes

For tenants, in rough order of power:

1. A professional end of tenancy cleaning receipt dated at the end of the tenancy — this almost always defeats a cleaning claim
2. Dated photos/videos of every room taken on key-return day
3. The check-in report showing pre-existing marks, wear or missing items
4. Written communications (emails to the agent, repair requests)
5. The tenancy agreement — check what it actually requires; many don't mandate professional cleaning

The process, step by step

1. Raise the dispute through your scheme's website (there are deadlines — typically within 3 months of the tenancy ending, but don't wait)
2. Submit your evidence and a short, factual statement per disputed item
3. The landlord/agent submits theirs
4. An adjudicator decides — usually within about 28 days
5. The disputed amount is paid out per the decision, typically within 10 days

No hearing, no court, no cost. It's all on paper — which is why documentation beats everything.

How to write your statement

Keep it factual and per-item: "Item 2 — oven cleaning, £85 claimed. The oven was professionally deep cleaned on 14 June (receipt attached, photo attached). The check-out report photo shows the oven in clean condition." No emotion, no history of grievances — adjudicators only care about evidence.

Avoid the dispute entirely

Most disputes are about cleaning — and they're the most preventable kind. A receipted professional clean costs less than the typical amount at stake and turns a "he said, she said" into a closed case. See our step-by-step deposit guide, then get an instant cleaning quote.