Claiming deposit deductions as a landlord in Ireland: evidence that holds up

By the DepositSafe team · Updated 13 October 2026 · 6 minute read

The short answer

You can keep part of a deposit only for rent arrears, other charges the tenant owes under the tenancy, or damage beyond normal wear and tear. To make a deduction stick, you need three things: a record of the condition at the start, a record at the end, and a fair price for each repair, allowing for the age of what was damaged. Give the tenant an itemised list and return the rest promptly. If the tenant disputes it at the RTB, it is for you to justify what you kept.

What you can claim

Section 12(1)(d) of the Residential Tenancies Act 2004 requires you to return the deposit promptly, less only rent arrears, other charges the tenant owes under the tenancy, and the cost of damage beyond normal wear and tear. If the tenant left without giving the notice the law requires, or ended a fixed term early without a lawful reason, you may also be able to claim the rent you lost as a result. Our guide to deductions and wear and tear sets out where the line is.

At the start: the record everything depends on

• Inventory and condition report, room by room, agreed and signed with the tenant on move-in day. Our free move-in inventory checklist is ready to print.
• Dated photos of every room, appliance and existing mark or defect.
• Proof of age and condition: keep invoices or receipts for furniture, appliances, flooring and recent decoration. The RTB lists these as the evidence a landlord should have.
• Meter readings and keys, written down and signed.

At the end: inspect, record, compare

• Inspect with the tenant if you can, against the move-in record, and take the same photos from the same angles.
• Take final meter readings and count the keys.
• Note each difference that goes beyond ordinary use, given how long the tenancy lasted and how many people lived there.

Pricing a deduction fairly

• Wear and tear is not a cost to the tenant. Worn flooring, leaking taps and washers or a cooker element worn by normal cooking are part of renting out a home.
• Allow for age. The RTB says a landlord cannot charge full replacement cost for something that was already significantly worn. A stained carpet that was ten years old is not worth the price of a new one.
• Get quotes or invoices for every repair, and charge the repair, not an upgrade.
• Cleaning can be charged only if the home was left dirtier than at the start; routine cleaning and repainting between tenants are your cost.

Telling the tenant

Send a written, itemised list: one line per deduction, with what happened, the amount and the evidence. Return the rest of the deposit promptly, even while you discuss one item. A clear list with photos and quotes settles most disagreements before they reach the RTB.

If the tenant goes to the RTB

For a deposit dispute, the RTB asks for the inventory and condition reports from the start and end of the tenancy, proof of payment, photos of the condition of the property, cleaning or repair invoices, and any outstanding utility bills. Its guide to evidence also sets the practical rules:

• evidence sent by email must reach the RTB at least 5 working days before the hearing, quoting the case reference, and files over 20 MB are not accepted;
• evidence sent by post must arrive at least 5 days before the hearing, and originals are not returned, so send copies;
• audio and video cannot be submitted in advance; you can ask to present them at the hearing, and the adjudicator decides;
• black out personal data that is not relevant to the case.

Mediation at the RTB is free and adjudication costs €30. Our guide on referring a deposit dispute to the RTB explains the process from both sides.

How DepositSafe works for landlords

DepositSafe helps at the start of the tenancy. The tenant pays the full deposit, capped at one month's rent, into escrow before move-in, and it reaches you by bank transfer once they confirm they have the keys. The tenant's check-in record, with notes and a photo, is kept for both of you: it is the evidence a deduction depends on at the end. Letting to someone who cannot view first? See letting to a tenant who cannot view.

Sources

• Residential Tenancies Act 2004, section 12
• Residential Tenancies Board: wear and tear
• RTB: guide to evidence
• RTB: guide to adjudication