When a tenant disputes proposed deductions from their tenancy deposit, the dispute goes to free adjudication provided by the government-authorised scheme (TDS, DPS, or mydeposits). The adjudicator's decision is binding -- there is no internal appeal.
How adjudication works
- Either party raises the dispute; the scheme ring-fences the disputed amount
- Both parties submit evidence packs within 14 calendar days
- A trained adjudicator reviews on the balance of probabilities -- decisions within 30 working days
- Submit evidence in logical, room-by-room order with labelled photographs
What adjudicators look for
- Signed, dated check-in inventory with photographs confirming condition at the start
- Check-out report matching the same rooms and angles, showing specific damage
- Causation -- damage must be attributable to the tenant, not fair wear and tear
- Invoices for completed work; estimates carry less weight than paid receipts
- Betterment calculation for aged items -- show your workings explicitly
Fair wear and tear and betterment
- Fair wear and tear is normal deterioration from ordinary use -- landlords cannot deduct for it
- Betterment: a 5-year-old carpet with a 10-year life attracts a ~50% deduction
- Items at end of their expected life attract no award
- Cleaning claims require check-in evidence confirming a professionally cleaned start condition