One of the most common deposit disputes in Ireland is a landlord deducting a "cleaning fee," a repainting cost, or a general maintenance charge at the end of a tenancy. In most cases, this is not a valid deduction — the law only allows deductions for damage beyond normal wear and tear, not for routine upkeep.

Key Points

The Wear-and-Tear Standard

Under Section 12 of the Residential Tenancies Act 2004, a landlord's obligation is to return the deposit promptly at the end of a tenancy, less only genuine arrears or damage that goes beyond what normal occupation would cause. "Fair wear and tear" covers the everyday effects of living in a home — carpets showing normal use, minor marks on walls, appliances ageing normally. It does not include damage caused by negligence, deliberate acts, or a failure to keep the property in a reasonably clean condition, but it also means a landlord cannot charge for simply refreshing a property between tenancies as a matter of routine.

Cleaning Fees

A flat "cleaning fee" charged automatically at the end of every tenancy, regardless of the actual condition left behind, is generally not a lawful deduction. If the property was left in reasonably clean condition — comparable to how it was handed over, allowing for normal use — a cleaning charge is not justified.

Repainting Costs

Repainting to address normal fading, minor scuffs, or the ordinary wear of a multi-year tenancy is a landlord's own maintenance cost, not a tenant deduction. Repainting only becomes a valid deduction where the walls suffered genuine damage — large holes, deliberate marking, or similar — beyond what ordinary living would produce.

Ask for evidence: if your landlord withholds part of your deposit, you are entitled to ask for an itemised breakdown and supporting evidence (receipts, quotes, or photos) for each deduction. A vague, unvouched deduction is much weaker if the dispute goes to the RTB.

How to Dispute It

Write to your landlord promptly, stating that the property was left in reasonably clean condition (or that any wear is fair wear and tear), requesting the deposit be returned in full, and asking for itemised justification and evidence for any deduction they maintain. If it is not resolved, you can refer the dispute to the RTB under Section 76.

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Frequently Asked Questions

Can a landlord charge a cleaning fee from my deposit in Ireland?

Generally no, unless the property was left significantly dirtier than normal use would account for. Routine cleaning is not a valid deduction — only damage or mess beyond fair wear and tear is deductible.

Can a landlord deduct for repainting?

Not for normal fading or minor marks — that's fair wear and tear. Repainting is only valid where the damage goes beyond what ordinary occupation would cause.

What can I do if my landlord withholds my deposit for cleaning?

Ask for itemised justification and evidence, referencing the wear-and-tear standard. If unresolved, refer the dispute to the RTB under Section 76.

Not legal advice: RTBLetter.ie is a document generation tool and is not affiliated with the RTB. For complex situations, contact Threshold (free advice), FLAC, or a solicitor.

Related Guides

See also: getting a deposit back when a landlord won't return it at all, how to write an RTB dispute letter, and how to refer a dispute to the RTB.