Landlord withholding a deposit: ask for an itemised explanation first
Find out what to ask when a landlord keeps part of your deposit, which records to keep and when to check with the RTB.
By TBD · Sources checked · Republic of Ireland
If your landlord keeps part of the deposit, ask what each deduction is for. Compare the explanation with your move-out photos and payment records. First check your type of tenancy: renting a home, renting a room in the owner's home and booking a holiday property can involve different rules.
What you need to know
The RTB says a deposit should be returned as soon as possible after the tenancy ends unless there is a legal reason to retain it. It identifies grounds such as rent arrears, unpaid bills and damage beyond normal wear and tear. RTB dispute resolution may apply to covered tenancies; not every occupancy arrangement comes within that system.
Read the official sources below for the detail and current procedure.
Documents and details to keep
- Tenancy agreement, deposit payment and confirmation of the tenancy end.
- Move-in inventory, move-out photographs and key-return messages.
- The landlord’s proposed deductions and relevant rent or bill payment records.
What to do first
Ask for the amount being retained, an itemised explanation and supporting evidence. Respond to the actual deduction rather than asserting that every landlord must return every deposit in full. Clearly distinguish cleaning, damage, arrears and ordinary wear. Redact unrelated personal information when sharing records and keep copies of the originals.
A fictional example
In this fictional example, a tenant is told €350 will be kept for damage but receives no breakdown. They have dated move-out photos, so they ask for an explanation and evidence for each deduction. The example does not decide whether damage occurred or report an RTB decision.
What you could write
Adapt only if accurate for your facts. This is not a court document or formal statutory notice.
Please provide an itemised explanation and supporting evidence for the proposed €350 retention, and confirm when the undisputed balance will be returned. I have retained my move-out photographs and would like to address each disputed item separately.
How TBD can help
Use this article to prepare your questions and documents. Check the official guidance for your tenancy type. TBD does not decide tenancy status, submit RTB cases or represent you in a tenancy dispute.
If the first letter does not resolve it
Check RTB scope and dispute guidance if direct discussion fails. Seek housing or legal advice promptly if the problem also involves eviction, an invalid notice or safety. A deposit letter is not a substitute for challenging a termination within the applicable deadline.