Enter total deposit (typically 5 weeks rent for ASTs since June 2019), tenancy length in months, and which deposit scheme protected it (TDS, MyDeposits, or DPS — find this on your prescribed information statement).

Each scheme has slightly different ADR statistics; the calculator weights outcomes accordingly. Tenancy length is critical for fair-wear-and-tear apportionment.

Pick check-in inventory quality (thorough with photos / checklist only / none) and check-out process (joint walkthrough / landlord only / none). These are the two strongest predictors of ADR outcome.

If check-in had photos and check-out was joint, your evidentiary position is strong. If neither — the landlord effectively has no baseline and adjudicators favour tenants.

For each deduction the landlord claims, enter: category (cleaning, redecoration, carpets, broken item, garden, professional services, unpaid rent, other), amount in £, and your assessment of landlord's evidence quality (strong / moderate / weak).

Be honest about evidence quality — adjudicators see through inflated tenant claims. Strong landlord evidence on a kitchen burn mark beats your "I didn't do it" denial every time.

The Results Summary shows: total deposit, total deductions claimed, probability-weighted expected recovery, and recovery range (low/expected/high).

The expected recovery uses adjudicator outcome rates: e.g. cleaning with weak evidence after 18-month tenancy might have 75% expected recovery rate; broken item with photos at check-in might have 25%.

The Path Comparison tab shows expected outcomes for: Accept (take landlord's offer, instant), Negotiate (counter-offer, 60% chance of partial agreement, 1–2 weeks), Formal Dispute via ADR (free adjudicator, 6–8 weeks, binding decision).

The right choice depends on: the gap between expected ADR outcome and current offer; your patience for 6–8 week wait; emotional cost of formal proceedings.

The Dispute Letter tab generates a templated letter to the landlord covering: each disputed deduction, your counter-position with reference to scheme guidance, evidence you can provide, and your "without prejudice" settlement offer.

Send by email AND recorded post. Most landlords respond within 14 days. If no response or refusal, escalate formally through the deposit scheme's ADR portal.

Aggregated TDS/MyDeposits/DPS adjudicator data shows tenants recover the following typical proportions of disputed amounts (with evidence-quality variation):

• Cleaning: 50–70% recovery (very subjective; "professional clean to professional standard" rarely enforced if not contracted)
• Redecoration: 60–80% recovery (fair-wear-and-tear typically wins)
• Carpet damage: 30–50% recovery (depreciation applied; old carpets get small awards)
• Broken items: 20–40% recovery if landlord has check-in photos; 50–70% without
• Garden: 60–85% recovery (rarely well-documented at check-in)
• Unpaid rent: 5–10% recovery (clear, undisputed; usually upheld in full for landlord)
• Damage to walls (holes, marks): 40–60% recovery; small holes often dismissed as wear

These rates are aggregated; your specific case can deviate widely based on evidence and tenancy length.

A robust inventory has:

• Detailed room-by-room description (colour, condition, model numbers for appliances)
• Photographs (10–30 per room) date-stamped and resolution-clear
• Pre-existing damage explicitly noted with photo references
• Both parties' signatures or evidence of opportunity to inspect
• Time-stamped before tenancy start

Without all five, the inventory is "indicative" rather than "definitive" in adjudicator language. The professional inventory clerk industry charges £150–£300 for a typical 2-bed property — well-spent for landlords serious about defending future deductions.

For tenants: take your own photos at check-in if landlord's inventory is weak, and email them to landlord same day with timestamps. This creates parallel documentation if dispute later arises.

Adjudicators apply the betterment principle: a landlord cannot use a deposit deduction to obtain a better-than-original asset. If a 5-year-old £400 carpet is irreparably damaged, the landlord receives the depreciated value (typically 30–50% of replacement) — not full replacement cost.

Standard depreciation periods used by adjudicators:

• Internal decoration: 3–5 years
• Carpets: 7–10 years (high traffic), 10–15 years (low traffic)
• Cooker: 10 years
• Furniture: 5–10 years depending on quality
• White goods (washing machine etc.): 8–10 years
• Flooring (vinyl/laminate): 10 years

For each disputed item, calculate: (replacement cost) × (remaining useful life ÷ original useful life). A 4-year-old £500 sofa with original 8-year life and serious damage = £500 × 4/8 = £250 maximum claim.

If you reject the adjudicator's decision (or the landlord does), the next step is small-claims court. Both parties retain this right; a TDS adjudication is binding only if both parties accept.

Court costs: Small Claims Track for £30,000+, currently £35–£185 depending on amount. Hearing within 6 months typically. Loser pays winner's costs to capped amounts.

Strategically, court is rarely worth it for under £500 disputed — your time investment (4–8 hours preparation + half-day at court) usually exceeds recovery. Above £1,500, court can be cost-effective if you have strong evidence and the landlord's defence is weak. Consider Small Claims Court only after ADR; many courts now require attempted ADR before accepting filing.

If your landlord failed to protect your deposit in a government scheme within 30 days, or failed to give you "prescribed information" about the scheme, you have two powerful remedies:

• Court order to protect or return the deposit — automatic on application
• 1× to 3× the deposit amount as damages — court awards based on landlord behaviour. £1,500 deposit unprotected = up to £4,500 award

Crucially, an unprotected deposit means a Section 21 (no-fault) eviction notice is invalid — you can stay until the landlord remedies and re-serves Section 21. This shifts negotiation power dramatically.

Check if your deposit is protected: visit each scheme website (TDS, MyDeposits, DPS) and search by your name + landlord. If unprotected, consult a free housing solicitor (Shelter, Citizens Advice) about combined claim for unprotected deposit damages PLUS deduction dispute.