What Can a Landlord Deduct From Your Deposit in Ireland

One of the most common questions tenants in Ireland ask is:
what can my landlord actually deduct from my deposit?
Understanding the rules can save you hundreds of euro.

WHAT LANDLORDS CAN LEGALLY DEDUCT

Under Irish tenancy law, a landlord can only make deductions
from your deposit for the following reasons:

Unpaid rent. If you owe rent at the end of your tenancy,
the landlord can deduct the outstanding amount from your deposit.

Damage beyond normal wear and tear. This means damage caused
by negligence, carelessness or deliberate action — not the
natural deterioration that comes from living in a property.

Unpaid utility bills. If you are responsible for utilities
under your lease and leave unpaid bills, the landlord may
deduct these.

Failure to give proper notice. If you leave without giving
the correct notice period, the landlord may be entitled to
deduct an amount equivalent to the notice period not served.

WHAT LANDLORDS CANNOT DEDUCT

This is where many disputes arise. Landlords cannot deduct
for normal wear and tear, which includes:

• Minor scuffs and marks on walls from everyday use

• Small nail holes from hanging pictures

• Carpet wear from regular foot traffic

• Fading of curtains or upholstery from sunlight

• Minor scratches on wooden floors from normal use

• Worn edges on carpets near doorways

The key test is whether the damage goes beyond what you would
reasonably expect from someone living normally in the property.

THE IMPORTANCE OF DOCUMENTATION

The biggest challenge in deposit disputes is proving what
damage existed before you moved in versus what happened during
your tenancy. Without documentation, it is your word against
your landlord's.

A professional property condition report at move-in and
move-out provides timestamped, geotagged photographic evidence
of the property's condition. This is exactly the standard of
evidence the RTB uses when adjudicating disputes.

If your landlord claims for damage that was pre-existing and
you have photographic proof, you have a strong case. Without
proof, the landlord's account often prevails.

WHAT TO DO IF YOUR LANDLORD WITHHOLDS YOUR DEPOSIT

First, request an itemised breakdown of any deductions in
writing. Your landlord must be able to justify each deduction.

If you disagree, you can refer the dispute to the Residential
Tenancies Board (RTB) at rtb.ie. The RTB offers a free
mediation service and can adjudicate on deposit disputes.
The process typically takes 6-12 weeks.

HOW DEPOSIT SAVER HELPS

Deposit Saver provides independent property condition reports
for tenants and landlords across Athlone and the Midlands.
Our timestamped, geotagged photo reports clearly document
the condition of the property and distinguish between
pre-existing damage and wear and tear — giving you the
evidence you need if a dispute arises.

Contact us at hello@depositsaver.ie or book at depositsaver.ie