The 30-day rule
From the day the landlord or agent receives the deposit, the clock starts. Within 30 days the deposit must be lodged with one of the three government-approved tenancy deposit protection schemes and the tenant must be given the prescribed information.
The deadline is strict. Protecting on day 31, even by a single day, is a breach. Courts have held that partial protection or informal arrangements do not count.
Approved schemes
Only the government-approved schemes satisfy the legal requirement. These operate two models: custodial, where the scheme holds the deposit for the tenancy; and insured, where the landlord or agent keeps the deposit but pays an insurance premium to the scheme.
- Deposit Protection Service (DPS)
- MyDeposits
- Tenancy Deposit Scheme (TDS)
Prescribed information
The prescribed information tells the tenant where the deposit is protected, how to apply for its release, and what to do if there is a dispute at the end of the tenancy. It must be given to the tenant and any relevant person who paid the deposit on their behalf within the same 30-day window.
Keep proof that it was served. A tenant who denies receiving the information can put the burden back on the landlord, and without evidence the penalty risk rises.
- The address of the property and the deposit amount.
- The scheme name, contact details and dispute resolution rules.
- The circumstances under which the deposit can be retained.
- Confirmation that the tenant has been given the scheme's leaflet.
Penalties for getting it wrong
If a deposit is not protected or the prescribed information is not served within 30 days, the landlord cannot rely on a Section 21 no-fault possession notice until the breach is remedied. The tenant can also apply for a penalty of between one and three times the deposit amount.
The penalty is discretionary. Courts look at whether the landlord tried to comply, how late the protection was, and whether the tenant was prejudiced. The safest course is to protect and serve the information as soon as the deposit is received.
At the end of the tenancy
Return the deposit promptly once any agreed deductions are settled. If landlord and tenant cannot agree, the scheme offers free dispute resolution, but both parties normally need to consent. Adjudicators decide on evidence, not recollection, so a clear inventory, photographs and message history matter.
How Signlet helps
Signlet records the bond payment, the deposit protection status and the scheme details against the tenancy record. Landlords and tenants can see when the deposit was received, when it was protected, and where the certificate and prescribed information are stored. If a dispute ever arises, the timeline and documents are already assembled in one place.
Keep reading
General information about renting in England and Wales. Signlet is not a law firm — check your own circumstances before relying on any of it.