Study · GOV.UK-sourced · July 2026
UK Tenancy Deposit Rules: the Four Numbers That Matter
In England a deposit is capped at 5 weeks’ rent, a holding deposit at1 week, the landlord has 30 days to protect it — and an unprotected deposit can cost the landlord 1–3× the deposit in court. Sourced to GOV.UK as the rules stand after the Renters’ Rights Act 2025 — which many older guides don’t reflect yet.
5 weeks
maximum deposit (annual rent under £50,000) — 6 weeks at £50,000+
1 week
maximum holding deposit while referencing
30 days
deadline to protect the deposit in an approved scheme
1–3×
what a court can award the tenant if the deposit was not protected
The rules, one by one
5 weeks — maximum deposit (annual rent under £50,000) — 6 weeks at £50,000+
1 week — maximum holding deposit while referencing
30 days — deadline to protect the deposit in an approved scheme
1–3× — what a court can award the tenant if the deposit was not protected
The three approved schemes for England and Wales are the Deposit Protection Service, MyDeposits and the Tenancy Deposit Scheme. Penalties for charging prohibited fees: up to £5,000 for a first breach, up to £30,000 or prosecution for repeats. Wales runs its own fees regime (Renting Homes (Fees etc.) (Wales) Act 2019) — the 5-week cap is England-only.
Frequently asked questions
How much can a landlord take as a tenancy deposit?
In England, at most 5 weeks’ rent when the total annual rent is under £50,000, or 6 weeks’ rent when it is £50,000 or more (Tenant Fees Act 2019, as amended by the Renters’ Rights Act 2025). Wales has its own regime under the Renting Homes (Fees etc.) (Wales) Act 2019 — the 5-week cap is England-only.
How much can a holding deposit be?
At most 1 week’s rent in England. Anything above that is a prohibited payment: up to £5,000 penalty for a first breach, and up to £30,000 or prosecution for a repeat breach.
When must the deposit be protected?
Within 30 days of receiving it, in one of the three government-approved schemes for England and Wales: Deposit Protection Service, MyDeposits, or Tenancy Deposit Scheme. The landlord must also give the tenant the scheme’s prescribed information.
What happens if the landlord doesn’t protect the deposit?
The tenant can take the landlord to court, which can order the deposit returned or protected and award the tenant 1 to 3 times the deposit amount — and an unprotected deposit blocks a valid possession notice until resolved.
Putting a tenancy together? Our tenancy agreement template reflects the deposit-protection rules — and this study is free to cite (CC BY 4.0) with a link.
SealForms provides informational templates and rule summaries, not legal advice. The linked GOV.UK guidance is always the final word.