Maximum Deposit Amount
Under the Residential Tenancies Act, a landlord can charge a maximum deposit equal to one month's rent. Any deposit above this amount is illegal.
What the Deposit Covers
The deposit is held as security against:
- Damage to the property beyond normal wear and tear
- Unpaid rent or bills
- Missing items that were provided as part of the tenancy
Normal wear and tear (e.g., slightly faded paint, minor scuffs on walls) cannot be deducted from the deposit.
Protection of Deposits
As of 2024, a new Deposit Protection Scheme is being rolled out by the RTB. Under this scheme:
- Landlords must register the deposit with the RTB within certain timelines
- The deposit is held independently, separate from the landlord's accounts
- Both tenant and landlord must agree on deductions, or the RTB adjudicates
- Interest accrued on the deposit belongs to the tenant (currently at a nominal rate)
Getting Your Deposit Back
When your tenancy ends, follow these steps to ensure you get your deposit back:
- Give proper notice as per your tenancy agreement
- Clean the property thoroughly — the same standard as when you moved in
- Take dated photos after you've cleaned and before you hand over the keys
- Pay all outstanding bills (electricity, gas, internet, bin charges)
- Return all keys and fobs
- Provide a forwarding address in writing
The landlord must return the deposit within 28 days of the tenancy ending (or within 28 days of receiving the forwarding address, whichever is later).
Disputing Deposit Deductions
If your landlord is holding back part or all of your deposit unfairly, you can:
- Write to the landlord explaining why the deductions are unjustified — include your evidence (photos, inventory reports)
- If they still refuse, contact the RTB to open a dispute
- The RTB will adjudicate and can order the landlord to return the deposit
Typical Deposit Deductions & Their Legitimacy
| Deduction Reason | Legitimate? | Notes |
|---|---|---|
| Holes in walls from picture hooks | Potentially | Should have been agreed in advance; small pin holes are normal wear |
| Professional cleaning fee | Only if property left in worse condition | Cannot charge for 'standard end-of-tenancy cleaning' unless genuinely dirty |
| Broken furniture/appliances | Yes, if tenant caused it | But not if due to age/deferred maintenance |
| Carpet stains | Yes | Unless the carpet was already worn/stained (check your move-in photos) |
| Unpaid utility bills | Yes | Must provide proof of the bill amounts |
| Normal wear and tear | No | Faded paint, worn carpets, minor scuffs — these are landlord's responsibility |
Useful Contacts
- RTB Deposit Disputes: rtb.ie or 01 702 8100
- Threshold (Tenant Support): 1800 454 454
- FLAC (Free Legal Advice): 1890 350 250
The one-month deposit cap, nationwide
The deposit cap is one of the strongest tenant protections in Irish law: a landlord cannot require a deposit of more than one month's rent. Since the whole country became a Rent Pressure Zone in June 2025, this cap effectively applies nationwide. Any demand above one month's rent is unlawful, and you can refuse it — and report it to the RTB. If a landlord asks for a 'holding deposit' before you sign, be careful: holding deposits are not regulated. Ask for the arrangement in writing, and never pay a deposit before you have viewed the property and received a signed tenancy agreement.
The RTB Tenancy Deposit Scheme
Ireland is phasing in a statutory Tenancy Deposit Scheme under the Residential Tenancies (Amendment) Act 2024: deposits will be lodged with the RTB rather than held by the landlord, ending the most common source of rental disputes. The scheme is being rolled out in stages — check rtb.ie for the commencement date for your tenancy type. Until it applies, protect yourself with a written inventory, dated photos, and a paper trail for every payment.
If your deposit is not returned
If the landlord misses the 28-day return deadline or withholds more than is justified: write to them with your evidence and a deadline; if that fails, open a dispute with the RTB (free, online, and you can claim up to €20,000 in rent arrears or deposit cases); or take your case to the Small Claims Court for deposits under €2,000 — a fast, low-cost route that does not need a solicitor. Threshold (threshold.ie) provides free advice and can write formal letters on your behalf. Do not withhold rent to 'offset' a disputed deposit — that gives the landlord grounds to terminate the tenancy.
Action steps
- Never pay more than one month's rent as a deposit — refuse anything above it in writing.
- Take a dated video walkthrough at move-in and move-out; email copies to yourself and the landlord.
- Pay deposits by bank transfer with a reference ('deposit — [address]') so there is a record.
- Provide your forwarding address in writing when you leave — the 28-day clock for returning the deposit starts from the later of the tenancy end date or receipt of your address.
- If your landlord has not returned the deposit after 28 days, contact the RTB on day 29.