How to Get Your Deposit Back in Ireland

16 July 2026

Getting your deposit back at the end of a tenancy should be straightforward, but many Irish renters find themselves fighting for money they are legally owed. This guide walks through the exact steps to protect your deposit from the day you move in to the day you move out, and what to do if the landlord refuses to return it.

Document the property on day one

Before you unpack a single box, take dated photos and short videos of every room. Capture existing marks on walls, worn carpet, appliance condition, oven interior, shower seals, window frames, and any furniture provided. Email the photos to yourself and to the landlord or letting agent on the day you move in. This creates a timestamped record that neither party can dispute later.

If the landlord provides an inventory, read it carefully and add anything they missed in writing before signing. If they do not provide one, send your own list by email and ask them to confirm receipt.

Understand wear and tear versus damage

Under Irish law, a landlord cannot deduct for normal wear and tear. Faded paint, minor scuffs, worn carpet in high traffic areas, and small nail holes from hanging pictures are all considered normal. Landlords can deduct for actual damage such as burns, stains, broken fittings, holes in walls, or missing items.

Cleaning is a common flashpoint. You are expected to return the property in the same standard of cleanliness as you received it, not professionally deep cleaned unless the tenancy started that way.

Give proper notice and request the deposit in writing

Send your notice of termination in writing following the timelines in the Residential Tenancies Act. In the same email or a follow up, request the return of the full deposit and provide the bank details for the transfer. Ask for a joint inspection of the property at the end of the tenancy, and be present for it if possible.

If the landlord withholds the deposit

Request a written breakdown of every deduction along with receipts or quotes for the work claimed. Vague statements like "cleaning" or "damage" are not acceptable. If the landlord refuses to return the deposit or the deductions look unreasonable, you can raise a dispute with the Residential Tenancies Board, known as the RTB.

RTB dispute resolution is free for tenants and legally binding. You can apply online through the RTB website. The process usually starts with telephone mediation, and if that fails it moves to an adjudication where both parties present evidence. Determination orders from the RTB are enforceable in the District Court.

Common landlord tactics to watch for

Some landlords delay returning the deposit hoping the tenant gives up. Others invent damage that was already present, or quote inflated repair costs. A small number try to charge for improvements to the property such as repainting after years of tenancy. All of these are grounds for an RTB dispute.

Keep every message in writing, avoid phone conversations without a follow up email, and never accept a partial deposit as full settlement without a written agreement stating so.

Before you move out checklist

Clean the property to the standard you received it. Return all keys and get a receipt. Take dated photos of every room after cleaning. Read the meters and send the final readings to the landlord and to the utility provider. Forward your post. Once these are done you have removed almost every excuse a landlord could use to withhold the deposit.

If you have prepared properly, most deposit returns happen within a few weeks. If they do not, the RTB is there for a reason. Use it.