Evidence and documents
How to dispute damage charges (holes, scratches, broken items)
Damage deductions need proof the tenant caused the harm, that it exceeds fair wear and tear, and that the repair cost is proportionate. Fight vague "damage" lines with check-in photos, dated move-out pictures, and challenges to full replacement pricing.
Practical steps to challenge deposit damage deductions — broken fittings, scratches, holes and replacement costs — with the evidence landlords and schemes expect.
Damage lines on a deposit breakdown are often vague — "broken blind," "scratched worktop," "damaged door" — with no photos, no check-in comparison, and a replacement quote that looks retail-new. Fair wear and tear explains when landlords cannot charge; this guide covers how to fight the invoice when they still try.
What counts as chargeable damage
- Broken items beyond normal use — smashed mirror, cracked toilet seat from impact
- Holes or tears not explained by fair wear — large door dents, burnt worktop
- Missing parts that were present at check-in
- Damage you caused and acknowledged — still must be fairly priced
What is often mislabelled as damage
- Surface scratches on floors from normal furniture use
- Loose handles, ageing silicone, faded blinds from sun exposure
- Pre-existing chips and marks visible on check-in photos
- Landlord/agent walk-through notes with no supporting images
- Full replacement when repair or second-hand equivalent is appropriate
Evidence that wins damage disputes
- 1Side-by-side check-in vs check-out
Same angle, same item — shows whether condition actually changed.
- 2Maintenance history
Proof you reported a sticking door, loose hinge, or cracked tile they never fixed.
- 3Age and quality of item
A 10-year-old IKEA blind is not worth a brand-new premium blind quote.
- 4Alternative quotes
Repair cost vs replacement — highlight betterment if they chose the expensive route.
Holes, doors and walls
Door holes and wall damage attract emotional language in check-out reports. Respond with measurements, photos, and check-in records. Small nail holes are not the same as a fist-sized breach — and adjudicators know the difference when you show scale.
For redecoration-specific paint and filler disputes, see our redecoration guide. This section covers structural or fitting damage — doors, cupboards, handles, glass.
Scratches on floors, worktops and fittings
Laminate and wood accumulate minor scratches in any occupied home. Challenge claims that treat normal use as negligence. Close-up photos with a reference object (coin, ruler) help show depth is superficial.
How to write each damage response
- Name the item and claimed amount
- State: dispute cause, dispute cost, or both
- Reference check-in photo or inventory line
- Attach move-out photo with date
- Note missing landlord photos or invoices
- Request removal or fair repair-only figure
Common questions
They sent a photo — is that enough proof?
It helps them, but you can still dispute date, cause, pre-existence, and cost. Submit your own photos and check-in comparison.
I caused minor damage — should I dispute?
Dispute inflated pricing, not necessarily fair repair. Offering a reasonable amount can be smarter than denying obvious scuffs.
Broken appliance — is that damage or replacement?
Depends on cause and age. See our appliance replacement guide if the line is fridge, washing machine or similar white goods.
Check-out report lists damage I disagree with — what first?
Challenge the report in writing immediately, then reuse the same points in your formal deduction response.
Ready to build your dispute pack?
Answer a few questions, upload evidence, and generate a structured response for £29 before you send it.