Tenancy deposit calculator
Work out the maximum deposit you can take under the Tenant Fees Act. Enter the rent for the figure, and check a deposit you already have in mind.
Enter the rent to see the maximum deposit you can take.
How the deposit cap works
The Tenant Fees Act 2019 caps the security deposit you can take on an assured shorthold tenancy in England. The cap depends on the annual rent, and there are two bands.
Annual rent under £50,000
The deposit is capped at five weeks’ rent. Take the annual rent, divide by 52 for the weekly figure, then multiply by five. A £1,200/month rent is £14,400 a year, so £276.92 a week, and five weeks is £1,384.61.
Annual rent of £50,000 or more
The cap rises to six weeks’ rent. The same weekly figure applies, multiplied by six instead of five. The threshold is annual rent, so a monthly rent of about £4,167 is where the cap moves up.
Maximum deposit at common rent levels
Here is the cap at a range of rents, rounded down to the penny so the figure is always safe to take.
| Monthly rent | Annual rent | Weeks | Maximum deposit |
|---|---|---|---|
| £1,000 | £12,000 | 5 | £1,153.84 |
| £1,500 | £18,000 | 5 | £1,730.76 |
| £2,000 | £24,000 | 5 | £2,307.69 |
| £2,500 | £30,000 | 5 | £2,884.61 |
| £4,200 | £50,400 | 6 | £5,815.38 |
Most tenancies sit in the five-week band. The six-week band only applies once the annual rent reaches £50,000, which is a high rent in most of the country.
What the cap does not cover
The five or six week figure is the security deposit only. Two other things sit outside it.
- The holding deposit. This is separate and capped at one week’s rent. It goes towards the first rent payment or the security deposit once the tenancy goes ahead.
- Deposit protection. A security deposit has to be protected in a government-approved scheme within 30 days of receipt, with the prescribed information given to the tenant.
England, Wales and Scotland
This tool follows the Tenant Fees Act 2019, which applies to England. Wales bans letting fees and caps the holding deposit at one week’s rent under the Renting Homes (Fees etc.) (Wales) Act 2019, but that Act leaves any cap on the security deposit to regulations, and none has been made — so there is currently no fixed five or six week security-deposit cap in Wales. Scotland works differently again, capping the deposit at two months’ rent, so check the local rule if the property is outside England.
Common questions
What is the maximum deposit a landlord can take?
Under the Tenant Fees Act 2019, the deposit is capped at five weeks' rent where the annual rent is under £50,000, and six weeks' rent where it is £50,000 or more. On a £1,200 a month rent that works out at £1,384.61.
Is the deposit cap based on weekly or monthly rent?
It is worked out from the annual rent. Divide the annual rent by 52 for the weekly figure, then multiply by five or six. The £50,000 threshold is annual rent, so a monthly rent of about £4,167 is where the cap moves from five weeks to six.
Does the cap include the holding deposit?
No. A holding deposit is separate and capped at one week’s rent. It goes towards the first rent payment or the deposit once the tenancy goes ahead.
What happens if I take too much deposit?
The excess counts as a prohibited payment. You have to repay it, and you cannot recover possession of the property until you do. The calculator rounds down to the penny so the figure it shows is always safe to take.
Is the deposit cap different in Scotland and Wales?
Yes. Scotland caps the security deposit at two months’ rent. Wales bans letting fees and caps the holding deposit at one week’s rent, but it has not set a five or six week limit on the security deposit — the Renting Homes (Fees etc.) (Wales) Act 2019 leaves that to regulations that have not been made. The five and six week caps in this tool are England only.
Related reading
- Deposits and the Tenant Fees Act
- How deposit replacement schemes work
- The Tenant Fees Act and cleaning charges
- Rent affordability calculator
- Guarantor affordability calculator
This is a guide to the statutory deposit cap, not legal advice. Check the current rules and apply your agency’s own policy before you take a deposit.