Landlord Won't Return Your Deposit? Here's Exactly What to Do

It is one of the most common complaints from Irish tenants: you leave the property in good condition, and your landlord either refuses to return your deposit or deducts an unreasonable amount for 'damage' or 'cleaning.' The good news is that Irish law is firmly on your side. Under the Residential Tenancies Act 2004 (as amended), your landlord must return your deposit within 14 days of the tenancy ending, unless they can prove legitimate deductions for damage beyond normal wear and tear.

The key phrase is 'beyond normal wear and tear.' A scuffed wall after three years of living in a property is wear and tear — not damage. Faded curtains, a slightly worn carpet, minor marks on paintwork: these are all normal. Your landlord cannot charge you for repainting unless you caused actual damage (like holes in walls or stains). If they are claiming deductions, they must provide itemised receipts and evidence. A vague claim of 'cleaning costs — €200' without an invoice is not sufficient.

If your landlord is withholding your deposit unfairly, start by sending a formal written request (email is fine) asking for the full deposit to be returned within 7 days. State the amount, the date you vacated, and that the property was left in good condition. Attach your move-out photos if you have them. If you did not take photos when leaving, check whether you took any during the tenancy that show the property's condition. Keep a copy of everything.

If they still refuse, you can take your case to the Residential Tenancies Board (RTB) for free dispute resolution. The RTB offers mediation and adjudication services at no cost to the tenant. You file your dispute online at rtb.ie, and the process typically takes 4-8 weeks. The RTB adjudicator can order your landlord to return the deposit plus compensation for the inconvenience. In serious cases, landlords who fail to comply with RTB orders face penalties of up to €15,000. Do not let your landlord bully you — the law is clear, and the RTB process is straightforward.