Tenancy deposit protection (TDP) explained
As of April 2007, new laws changed the way landlords were allowed to treat deposit money taken from a tenant. Tenancy deposit legislation was introduced to protect both parties; it acts as a safeguard should tenants cause any damage to a property and prevents rogue landlords from handling deposit money unfairly.
Here, we outline the need-to-know facts about tenancy deposit protection (TDP) and weigh-up the alternatives for landlords.
What is TDP legislation?
If you’ve taken a deposit from a tenant, it must be protected using a government-backed tenancy deposit scheme if your property is rented on an assured shorthold tenancy that started after 6 April 2007.
In England and Wales, a deposit can be registered with three schemes:
If you don’t rent a property on an assured shorthold tenancy, you can accept valuable items (for example, a car or watch) as a deposit instead of money, but these items won’t be protected by a scheme.
How do I register a deposit?
You must put the deposit in a scheme within 30 days of receiving it from the tenant and provide them with the Deposit Protection certificate and Prescribed Information. If you don’t provide this information, you may lose the ability to regain possession of your property (under a Section 21 notice) and possibly face a fine of up to three times the value of the deposit.
At the end of a tenancy, you must return the deposit to the tenant so long as they have met the terms of the tenancy agreement, haven’t damaged the property and paid the rent and bills. This must be completed within 10 days of agreeing how much money will be returned. If a dispute arises, the deposit remains protected and the TDP scheme will resolve it through their free deposit resolution service (although less than 1% of tenancies result in a dispute - Research by TDS).
What are the TDP options?
All three deposit schemes offer two solutions for protecting a deposit: insured or custodial schemes.
The insurance scheme means you’ll pay a small joining fee, plus an individual fee to protect each deposit. This option means landlords can keep hold of the deposit in a bank account for the full duration of the tenancy, accruing any interest during that time. At the end of the tenancy, you can deal directly with your tenant to return the deposit back in full or make any deductions.
The custodial option is free to join and use. The scheme will hold the deposit safely in a secure bank account on behalf of the landlord and tenant. At the end of the tenancy, you will agree on how much will be returned and authorise its return
It’s always best to try and come to an agreement about the return of a deposit, but if you can’t settle, both options give you access to a free dispute resolution service.
Zero Deposit offers an alternative to taking a standard tenancy deposit, providing tenants with added flexibility and choice. It also allows your property to be marketed to a larger group of applicants.
With this service, your tenants purchase a Zero Deposit Guarantee that still provides you with the same cover as a 6-week tenancy deposit. The product reduces the upfront cost of renting for tenants, making your property even more attractive, helping to speed up the rental process and reducing void periods.
Tenants remain fully accountable for looking after the property and making rental payments, with Zero Deposit only making a payment to you in the event of a fair claim at the end of a tenancy. Townends offers this option to our landlords, find out more here.
Recording an inventory
If you choose to take a deposit or your tenant purchases a guarantee, it’s important to complete a professional and detailed inventory. This records the property’s condition and greatly reduces the chances of a dispute at the end of the tenancy.
Make sure the inventory includes photographic evidence and records even the smallest marks, this means you’ll only charge the tenant for any damage incurred during their tenancy.
Taking a deposit isn’t a legal requirement, but if you do choose to take one from a tenant, you must protect it using one of the government-authorised TDP schemes mentioned above. Alternatively, you can opt for a Zero Deposit Guarantee. However, there are a few other options open to landlords:
Guarantors – asking for a guarantor can be effective irrespective of the credit status of the applicant, but this must be done properly to avoid invalidating the agreement
Rent in advance – as long as it’s a genuine rent payment (i.e. none is returnable) then this can reduce the risk of abandonment and non-payment
Local authority bonds – if the tenant qualifies some local authorities or charities offer bonds as an alternative to deposits
Not taking a deposit – landlords may choose to simply take a higher rent and accept more risk.
Taking care of everything…
A professional letting agent will ensure everything is taken care on your behalf, including taking/ protecting a deposit and undertaking a thorough inventory.
Contact your local Townends branch to find out more about our expert landlord services today.