Getting Your Deposit Back in Ireland: Cleaning, Deductions and the RTB

Your landlord can only keep part or all of your deposit for specific reasons set out by the Residential Tenancies Board: rent arrears, unpaid bills that were your responsibility, damage beyond normal wear and tear, and certain losses if you left without proper notice. Leaving the property dirty or unhygienic can also justify a deduction, but ordinary wear and tear cannot.

So the cleaning side of getting your deposit back comes down to two things: leaving the place clean, and being able to prove it.

How much can a deposit be?

For tenancies that began on or after 9 August 2021, the deposit cannot exceed one month's rent. If you are in an older tenancy, your deposit may be higher, but the rules on deductions are the same.

What can a landlord deduct for?

Can justify a deduction	Cannot justify a deduction
Rent arrears	Normal wear and tear
Unpaid bills that were the tenant's responsibility	A blanket charge for professional cleaning on a property left clean
Damage beyond normal wear and tear	Problems that were there when you moved in
Leaving the property unhygienic or unsafe
Certain losses from not giving proper notice, or ending the tenancy invalidly

The left column comes directly from the RTB's deposit guidance. The right column follows from it: deductions are for the reasons the RTB lists, and normal wear and tear is expressly excluded.

What cleaning standard does the RTB expect?

The RTB's moving out checklist says to:

• leave the property clean and in a similar condition to when you moved in, allowing for normal wear and tear
• remove all your belongings and rubbish
• keep photographs from the start and the end of the tenancy

It does not say every tenant must pay for a professional clean. If your lease has a specific cleaning clause, read it carefully, but the underlying test is the condition of the property. Our end of tenancy cleaning checklist goes room by room so you can meet that standard yourself.

The evidence that wins disputes

Without evidence, a deposit disagreement comes down to one person's word against another's. Photos and documents change that.

When you move in:

• Photograph every room, every appliance and any existing marks, stains or damage
• Email the photos to yourself or the landlord so they are dated
• Check any inventory carefully and note anything missing or wrong
• Report existing problems in writing within the first few days

When you move out:

• Clean thoroughly, using your move-in photos as the standard
• Photograph every room again, from the same angles if you can
• Take close-ups of the oven, hob, fridge, bathroom and floors
• Photograph meter readings
• Return all keys and get written confirmation
• Give your forwarding address and bank details in writing
• Keep receipts if you paid for a professional clean

If you hired cleaners, keep their checklist and invoice. A business must provide its service with reasonable care and skill, so if the landlord points to something missed, report it to the company promptly, in writing with photos. They should normally get the chance to come back and fix it.

Wear and tear or damage?

Wear and tear is the gradual deterioration that comes from living somewhere normally. The line can be blurry, so here are some typical examples to help you think about it. These are general illustrations, not RTB rulings.

Likely wear and tear	Likely beyond wear and tear
Light scuffs on walls from furniture	Large stains, holes or unauthorised paint
Carpet worn in walkways	Burns, pet damage or large stains on carpet
Faded curtains	Torn or missing curtains and blinds
Minor marks on worktops	Deep cuts or burns on worktops
Small amounts of limescale	A thick buildup of grease or grime left behind

Mould can be a grey area. Landlords must provide properties that are free from damp and have adequate ventilation, so mould caused by a building problem is not the tenant's fault. But surface mould that was never wiped, or vents that were blocked, may be argued differently. Our guide to mould and damp covers both sides.

When will I get my deposit back?

The RTB says landlords should return the deposit as soon as possible after the tenancy ends. It does not have to be returned on the day you move out, because the landlord may need time to inspect the property.

If time passes and you have heard nothing, follow up in writing. Keep it polite and factual: the date you left, the condition you left it in, and a request for the deposit or an itemised explanation of any deductions.

How to dispute a deduction

If you think a deduction is unfair:

1. Ask for the reasons in writing, with any receipts or quotes the landlord is relying on.
2. Reply with your evidence: move-in and move-out photos, the inventory, and receipts for any cleaning you paid for.
3. Try to agree. Seeing the photos side by side is sometimes enough to settle it.
4. Apply to the RTB. If you cannot agree, the RTB's dispute resolution service can deal with deposit retention through mediation or adjudication, with an appeal to a tribunal where applicable.

The RTB website explains how to apply and any time limits.

For landlords

If you are on the other side of this, our guide to cleaning between tenancies covers what you can reasonably expect, the minimum standards you must meet for the next tenant, and how to keep evidence that stands up.

Need a hand with the clean?

Doing it yourself is fine if you have the time. If not, see end of tenancy cleaning costs for advertised prices, or browse end of tenancy cleaners in your county, such as Dublin, Cork or Galway.