Deposit rules for room renters

Renting a room in a shared house in England: how much a deposit can be, where it has to be held, and how to get it back.

How much can a landlord ask for?

For most tenancies where the annual rent is under £50,000, the deposit is capped at five weeks' rent under the Tenant Fees Act 2019. At £135 a week that cap would be £675, though the rule applies to every landlord. A separate holding deposit, if one is taken to reserve a room, is capped at one week's rent.

Protection

For an assured periodic tenancy, the following protection and information rules apply.

The landlord must place the deposit in a government-approved scheme (the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme) within 30 days.
Within the same 30 days they must give you the scheme details and the prescribed information. Ask for the certificate if you have not received it.
If they don't, you can apply to the county court, which can order the landlord to pay up to three times the deposit.

What can be deducted

Unpaid rent, and damage or missing items beyond fair wear and tear. The landlord should be able to show evidence. A check-in inventory with photos, signed at the start, is the best protection for both sides. Normal ageing of paint, carpets and furniture is not damage.

Getting it back

Take photos of the room when you leave, and keep your check-in inventory.
Agree any deductions in writing. The scheme rules normally require the agreed amount to be returned within ten days.
If you disagree, the scheme runs a free dispute service. Raise it rather than accepting a deduction you think is unfair.

Lodgers

If your landlord lives in the same home you are usually a lodger, and statutory deposit protection does not normally apply. The Tenant Fees Act includes licences to occupy such as lodgers, so living with the landlord does not by itself remove the deposit cap. Check which rules cover your agreement. Lodger or tenant: which are you?

Leaving soon? See the moving-out checklist.

This is general information for England, not legal advice. See also the Renters' Rights Act for room renters and how renting with us works.

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Official GOV.UK guidance (checked 15 October 2026): tenancy deposit protection; information landlords must provide; unprotected deposits; deposit caps and covered agreements.

The unprotected-deposit FAQ scope checked 18 October 2026 against the linked GOV.UK protection and court guidance; earlier source checks remain dated 15 October.

Common questions

How much deposit can a landlord charge for a room?

In England, up to five weeks' rent for most tenancies where the annual rent is under £50,000. A holding deposit, if taken, is separate and capped at one week's rent.

Does my deposit have to be protected?

If you have an assured periodic tenancy, the landlord must protect the deposit in an approved scheme within 30 days and give you the required information. Different rules apply to other arrangements, including lodgers.

What can be deducted from a deposit?

Unpaid rent and damage beyond fair wear and tear, supported by evidence such as a check-in inventory and photos. Normal ageing of a room is not a valid deduction.

What if my deposit was never protected?

First check whether statutory protection was required for your agreement. If it was required and the landlord failed to protect the deposit, you can apply to the county court, which may order compensation up to three times the deposit. GOV.UK recommends legal advice before applying. Lodgers and other arrangements can have different rules.