The tenancy deposit 30-day clock, without a spreadsheet
From the day the deposit money arrives you typically have 30 days to protect it and give the tenant the prescribed information. CertDiary starts that clock for you and emails before it runs out.
For assured shorthold tenancies in England, the Housing Act 2004 (as amended) sets a 30-day window from receiving a deposit to protect it in an authorised scheme and to serve the prescribed information on the tenant. Missing that window can affect possession later and expose the landlord to a court penalty. This page is a plain summary, not legal advice, and CertDiary does not generate notices.
When does the 30-day clock start?
It runs from the day you (or your agent) receive the deposit money — usually the day it clears into the bank account, not the day the tenant instructed the transfer. Getting the receipt date wrong is one of the most common errors, so CertDiary records the arrival date directly against the property.
The three authorised deposit schemes
| Scheme | Custodial | Insurance |
|---|---|---|
| Deposit Protection Service (DPS) | Yes | Yes |
| Tenancy Deposit Scheme (TDS) | Yes | Yes |
| mydeposits | Yes | Yes |
Custodial: the scheme holds the money and is usually free to the landlord. Insurance: the landlord keeps the money but pays a fee for the scheme to underwrite it. Both count as protection for the 30-day window.
Prescribed information — what must be served
The prescribed information is a set of details the tenant must receive within the same 30 days. Every scheme publishes a standard template, but the essentials are:
- The amount of the deposit and the property address.
- The scheme it is protected with, and how to contact them.
- How the deposit will be returned, and how disputes are handled.
- Confirmation that the information given is accurate, signed by the landlord.
Missing information — or serving it late, even by a day — can be treated the same as failing to protect the money.
What to enter in CertDiary
- The day the deposit money arrived in the account.
- Whether it is protected, and with which scheme, once done.
- Whether the prescribed information has been served, and on which day.
CertDiary keeps the item open until both protection and prescribed information are marked done. On a paid plan we email 30, 14 and 7 days ahead of the 30-day mark, the same as the rest of your dates.
Penalties if the clock is missed
A tenant can apply to the county court for a penalty of one to three times the deposit. The judge decides the multiplier based on how serious and how careless the breach was. Non-compliance also affects Section 21: a valid protection and prescribed information history is normally required to serve one. Late fixes are possible in some circumstances but not a substitute for getting the 30 days right.
Related dates on the same property
The deposit clock usually starts at the same time you are chasing gas safety, an EICR or an EPC. Putting all four in the same diary is the point — the 30 days is not a note on the back of a cheque.
Rules change — check the source
This page reflects the broad picture for assured shorthold tenancies in England. Scotland has its own regime. For a binding view — especially before serving Section 21 or defending a claim — check the scheme guidance or take legal advice.
Frequently asked questions
- How many days do landlords have to protect a tenancy deposit?
- For an assured shorthold tenancy in England, a landlord (or agent) generally has 30 days from receiving the deposit to protect it in an authorised scheme and to serve the prescribed information on the tenant.
- What are the three authorised deposit protection schemes?
- There are three government-authorised schemes in England: the Deposit Protection Service (DPS), the Tenancy Deposit Scheme (TDS) and mydeposits. Each offers a custodial option (the scheme holds the money) and an insurance-backed option (the landlord holds it, insured).
- What is the prescribed information?
- It is a set of details the landlord must give the tenant within 30 days of receiving the deposit — including the amount, address, protection scheme details, and how to raise a dispute. Templates are available from the schemes. Missing pieces can be as much of a problem as missing the deadline.
- What happens if I miss the 30-day deadline?
- A tenant can apply to the county court for a penalty of between one and three times the deposit. It can also make a Section 21 notice invalid, which affects future possession. Fixing it late is possible in some circumstances but does not always restore the position.
- Do I need to re-protect the deposit on a periodic tenancy?
- The general position is that if the deposit is already correctly protected in an authorised scheme when the tenancy becomes periodic, it does not need re-protecting. Confirmation depends on the scheme and the tenancy — check the scheme guidance, or take advice.
- Can a landlord hold the deposit themselves?
- Yes, if they use the insurance-based option of one of the three authorised schemes. The landlord keeps the money in a suitable account but pays an insurance fee so the scheme underwrites protection. The 30-day rules apply either way.
Put the date in a diary. We email you before it lapses.
One property and dates only are free. Paid plans add certificate uploads and the 30 / 14 / 7 day emails.
Start free