Why it matters
What Dilapidations means for a landlord
Dilapidations are the single biggest source of deposit disputes, and the deposit scheme adjudicator decides them on evidence, not assertion. Without a signed check-in inventory with dated photographs to compare against the check-out, a landlord almost always loses, because the burden is on them to prove the damage and its cost. Deductions must also account for the age and condition of the item (see betterment), so a claim for a brand-new carpet to replace a worn ten-year-old one will be reduced.
Worked example
How it plays out
At check-out Ahmed finds a cigarette burn on the carpet, a broken wardrobe door and nail holes where the tenant hung pictures. The check-in report shows all three are new. He proposes deductions for the burn and the door, adjusted for the carpet’s age, and leaves the small nail holes as part of fair wear and tear after a three-year tenancy.
Common mistakes
Where landlords go wrong
- 01Claiming without a check-in report to compare against.
- 02Charging the full cost of a new item for an old one.
- 03Including normal wear.
What to do
A short checklist
- Compare check-in and check-out reports item by item.
- Get quotes or invoices for each deduction.
- Adjust for the age and condition of each item.
Sources
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
